809 W 12 ST TX 78701
| Owner | 809 WEST 12TH STREET LLC |
|---|---|
| Parcel ID | 0208000906 |
| Short ID | 196632 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 4,840 SF |
| Land SF | 14,671 SF |
| Acres | 0.337 |
| Year Built | 1965 |
| Legal | 61.4 X 204 FT & 15 X 143' AV OLT 5 DIVISION E |
| Neighborhood | 59CBD |
| Land | $1,320,390 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,320,390 |
| Improvement | $578,312 |
|---|---|
| Total Improvement | $578,312 |
| Market | $1,898,702 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,898,702 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,898,702 |
| Taxable Value | $1,898,702 |
|---|
Appreciation: Market value has risen +6.0% from $1,791,242 (2021) to $1,898,702 (2025), a CAGR of 1.5% 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 $38,857. 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 70% of market value ($1,320,390 land vs $578,312 improvements), about $90/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $1,898,702, this parcel sits in the upper-middle (50th–75th 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 +1.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,042,138 by 2030, with an estimated annual tax burden around $38,469. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 4,840 SF | ✓ |
| 581C | STORAGE ATT COMM | 2,856 SF | ✓ |
| 551 | PAVED AREA | 500 SF | ✗ |
| 031C | GARAGE DET 1ST COMM | 360 SF | ✓ |
| 041C | GARAGE ATT 1ST COMM | 340 SF | ✓ |
| 501 | CANOPY | 120 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 102 SF | ✗ |
| 611 | TERRACE | 64 SF | ✗ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
Market value changed by 128% in 2026, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $17,566.79 | $17,566.79 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $9,949.52 | $9,949.52 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,136.18 | $7,136.18 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,240.91 | $2,240.91 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,963.26 | $1,963.26 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $38,856.66 | $38,856.66 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,039,250 | $1,898,702 | +60.1% |
| Assessed Value | $2,278,442 | $1,898,702 | +20.0% |
| Land Value | $2,640,780 | $1,320,390 | +100.0% |
| Improvement Value | $398,470 | $578,312 | -31.1% |
| Taxable Value | $2,278,442 | $1,898,702 | +20.0% |
| HS Cap Loss | -$760,808 | — | |
| Total Tax 2026 = estimate |
~$46,628
Estimated
|
~$38,857
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,329,245 | $3,039,250 | -1,289,995 (-29.8%) |
| Taxable Value | $2,278,442 | $2,278,442 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,039,250 | $2,640,780 | $398,470 | −$760,808 | $2,278,442 | $2,278,442 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,898,702 | $1,320,390 | $578,312 | — | $1,898,702 | $1,898,702 | ~$38,857 | Partial |
| 2024 | $2,453,366 | — | — | −$1,132,976 | $1,320,390 | $— | $54,064 | Verified |
| 2023 | $2,179,215 | — | — | −$858,825 | $1,320,390 | $— | $44,387 | Verified |
| 2022 | $1,972,823 | — | — | −$652,433 | $1,320,390 | $— | $43,038 | Verified |
| 2021 | $1,791,242 | — | — | −$602,891 | $1,188,351 | $— | $42,942 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +128.0% ! | +20.0% | 52.6% | Not available | Partial |
| 2025 | -30.4% | -30.4% | ~100% | Not available | Partial |
| 2024 | +11.2% | +11.2% | ~100% | 1.9800% | Verified |
| 2023 | +12.6% | +12.6% | ~100% | 1.8100% | Verified |
| 2022 | +10.5% | +10.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.4000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -3.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +60.1% | +14.1% | -6.1% | +60.1% | 2026 | -22.6% | 2025 |
| Assessment Ratio | 75.0% | 70.4% | — | 100.0% | 2025 | 53.8% | 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 |
$38,857 | $44,658 | ~$38,645 | $54,064 | 2024 | $38,857 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,926,560 | ~$1,926,560 | ~2.0139% | ~$38,800 | +1.5% |
| 2027 | ~$1,954,826 | ~$1,954,826 | ~1.9814% | ~$38,733 | +3.0% |
| 2028 | ~$1,983,507 | ~$1,983,507 | ~1.9488% | ~$38,655 | +4.5% |
| 2029 | ~$2,012,609 | ~$2,012,609 | ~1.9163% | ~$38,567 | +6.0% |
| 2030 | ~$2,042,138 | ~$2,042,138 | ~1.8837% | ~$38,469 | +7.6% |
| 2026 | ~$1,888,586 | ~$1,888,586 | ~2.0465% | ~$38,650 | -0.5% |
| 2027 | ~$1,878,523 | ~$1,878,523 | ~2.0465% | ~$38,444 | -1.1% |
| 2028 | ~$1,868,514 | ~$1,868,514 | ~2.0465% | ~$38,239 | -1.6% |
| 2029 | ~$1,858,558 | ~$1,858,558 | ~2.0465% | ~$38,035 | -2.1% |
| 2030 | ~$1,848,656 | ~$1,848,656 | ~2.0465% | ~$37,832 | -2.6% |
| 2026 | ~$1,964,534 | ~$1,964,534 | ~1.9977% | ~$39,245 | +3.5% |
| 2027 | ~$2,032,648 | ~$2,032,648 | ~1.9488% | ~$39,613 | +7.1% |
| 2028 | ~$2,103,124 | ~$2,103,124 | ~1.9000% | ~$39,960 | +10.8% |
| 2029 | ~$2,176,043 | ~$2,176,043 | ~1.8512% | ~$40,283 | +14.6% |
| 2030 | ~$2,251,490 | ~$2,251,490 | ~1.8024% | ~$40,580 | +18.6% |
In 2025, this property's market value of $1,898,702 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +34% above 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 | $1,898,702 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,453,366 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,179,215 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,972,823 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,791,242 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above 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.