837 W 12 ST TX 78701
| Owner | ELMIGER FAMILY LTD & THE BRANDT FAMILY LTD |
|---|---|
| Parcel ID | 0208000903 |
| Short ID | 196629 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 4,080 SF |
| Land SF | 7,754 SF |
| Acres | 0.178 |
| Year Built | 1965 |
| Legal | .1780A OF OLT 5 DIVISION E |
| Neighborhood | 20CBD |
| Land | $775,368 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $775,368 |
| Improvement | $285,811 |
|---|---|
| Total Improvement | $285,811 |
| Market | $1,061,179 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,061,179 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,061,179 |
| Taxable Value | $1,061,179 |
|---|
Appreciation: Market value has risen +1.1% from $1,050,000 (2021) to $1,061,179 (2025), a CAGR of 0.3% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2025→2026), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Commercial parcel countywide rose +24.1%, so this parcel has lagged the broader commercial market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $21,717. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Asset Class: Commercial. No homestead exemptions apply — full market value is taxable. This is valued using the income approach, so changes in rent roll or occupancy move the appraisal more directly than they would for a cost-approach property.
Value Composition: Land carries 73% of market value ($775,368 land vs $285,811 improvements), about $100/SF of land. With value concentrated in the land under a ~61-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $1,061,179, this parcel sits in the lower-middle (25th–50th percentile) of Commercial property in Travis County — county median $1,417,484 (P25 $649,268 / P75 $3,347,260, n=13,608). Commercial here is the broad TCAD category — every commercial property countywide, any size or use — not a use-code-specific peer group. See the Peer Set and the Where This Property Stands benchmark below, which narrows to this property's actual use code, for parcel-level comparables.
Forward Outlook: Holding the +0.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,075,320 by 2030, with an estimated annual tax burden around $20,256. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
No delinquent taxes on record.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 4,080 SF | ✓ |
| 551 | PAVED AREA | 3,000 SF | ✗ |
| 501 | CANOPY | 219 SF | ✗ |
| 611 | TERRACE | 36 SF | ✗ |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $9,818.03 | $9,818.03 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,560.76 | $5,560.76 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,988.39 | $3,988.39 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,252.44 | $1,252.44 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,097.26 | $1,097.26 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $21,716.88 | $21,716.88 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,295,000 | $1,061,179 | +22.0% |
| Assessed Value | $1,273,415 | $1,061,179 | +20.0% |
| Land Value | $1,550,736 | $775,368 | +100.0% |
| Improvement Value | — | $285,811 | — |
| Taxable Value | $1,273,415 | $1,061,179 | +20.0% |
| HS Cap Loss | -$21,585 | — | |
| Total Tax 2026 = estimate |
~$26,060
Estimated
|
~$21,717
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,606,008 | $1,295,000 | -311,008 (-19.4%) |
| Taxable Value | $1,273,415 | $1,273,415 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,295,000 | $1,550,736 | — | −$21,585 | $1,273,415 | $1,273,415 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,061,179 | $775,368 | $285,811 | — | $1,061,179 | $1,061,179 | ~$21,717 | Partial |
| 2024 | $1,076,115 | — | — | −$300,747 | $775,368 | $— | $21,327 | Verified |
| 2023 | $954,245 | — | — | −$178,877 | $775,368 | $— | $19,470 | Verified |
| 2022 | $1,014,668 | — | — | −$239,300 | $775,368 | $— | $18,846 | Verified |
| 2021 | $1,050,000 | — | — | −$274,632 | $775,368 | $— | $22,086 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +51.3% | +20.0% | 79.3% | Not available | Partial |
| 2025 | -1.4% | -1.4% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | +12.8% | +12.8% | ~100% | 1.8100% | Verified |
| 2022 | -6.0% | -6.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +4.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +22.0% | +4.8% | -3.4% | +22.0% | 2026 | -6.0% | 2023 |
| Assessment Ratio | 98.3% | 83.6% | — | 100.0% | 2025 | 72.1% | 2024 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$21,717 | $20,689 | ~$20,844 | $22,086 | 2021 | $18,846 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,063,992 | ~$1,063,992 | ~2.0139% | ~$21,428 | +0.3% |
| 2027 | ~$1,066,813 | ~$1,066,813 | ~1.9814% | ~$21,138 | +0.5% |
| 2028 | ~$1,069,641 | ~$1,069,641 | ~1.9488% | ~$20,846 | +0.8% |
| 2029 | ~$1,072,477 | ~$1,072,477 | ~1.9163% | ~$20,552 | +1.1% |
| 2030 | ~$1,075,320 | ~$1,075,320 | ~1.8837% | ~$20,256 | +1.3% |
| 2026 | ~$1,042,769 | ~$1,042,769 | ~2.0465% | ~$21,340 | -1.7% |
| 2027 | ~$1,024,678 | ~$1,024,678 | ~2.0465% | ~$20,970 | -3.4% |
| 2028 | ~$1,006,901 | ~$1,006,901 | ~2.0465% | ~$20,606 | -5.1% |
| 2029 | ~$989,432 | ~$989,432 | ~2.0465% | ~$20,249 | -6.8% |
| 2030 | ~$972,267 | ~$972,267 | ~2.0465% | ~$19,897 | -8.4% |
| 2026 | ~$1,085,216 | ~$1,085,216 | ~1.9977% | ~$21,679 | +2.3% |
| 2027 | ~$1,109,797 | ~$1,109,797 | ~1.9488% | ~$21,628 | +4.6% |
| 2028 | ~$1,134,935 | ~$1,134,935 | ~1.9000% | ~$21,564 | +7.0% |
| 2029 | ~$1,160,643 | ~$1,160,643 | ~1.8512% | ~$21,486 | +9.4% |
| 2030 | ~$1,186,933 | ~$1,186,933 | ~1.8024% | ~$21,393 | +11.9% |
In 2025, this property's market value of $1,061,179 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -25% below the county median of $1,417,484. Commercial here is the broad TCAD category — every commercial property countywide, any size or use — not a use-code-specific peer group. Use the Use Code filter above to narrow to this property's actual type.
| Year | This Property | Bottom 25% | Median | Top 25% | Position | Group YoY |
|---|---|---|---|---|---|---|
| 2025 | $1,061,179 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,076,115 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $954,245 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,014,668 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,050,000 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below median | base yr |
Estimate only. The appraisal district sets value as of Jan 1 (not at sale price). A sale is strong evidence of market value and is typically reflected in the next Jan 1 valuation. Taxing units set rates annually. Modeled from government data — not a legal or tax opinion.