1206 NUECES ST AUSTIN, TX 78701
| Owner | 1206 NUECES LLC |
|---|---|
| Parcel ID | 0208001808 |
| Short ID | 196715 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 1,463 SF |
| Land SF | 4,140 SF |
| Acres | 0.095 |
| Year Built | 1958 |
| Legal | S 60 FT OF LOT 5 BLOCK 152 ORIGINAL CITY |
| Neighborhood | 59CBD |
| Land | $1,242,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,242,000 |
| Improvement | $18,000 |
|---|---|
| Total Improvement | $18,000 |
| Market | $1,260,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,260,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,260,000 |
| Taxable Value | $1,260,000 |
|---|
Appreciation: Market value has risen +53.0% from $823,475 (2021) to $1,260,000 (2025), a CAGR of 11.2% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), 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 outpaced 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 $25,786. 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 99% of market value ($1,242,000 land vs $18,000 improvements), about $300/SF of land. With value concentrated in the land under a ~68-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 $1,260,000, 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 +11.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,144,227 by 2030, with an estimated annual tax burden around $38,226. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,463 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,463 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 144 SF | ✗ |
Market value changed by 77% in 2023, 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% | $11,657.52 | $11,657.52 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,602.61 | $6,602.61 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,735.65 | $4,735.65 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,487.09 | $1,487.09 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,302.84 | $1,302.84 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $25,785.71 | $25,785.71 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,075,000 | $1,260,000 | -14.7% |
| Assessed Value | $1,075,000 | $1,260,000 | -14.7% |
| Land Value | $745,200 | $1,242,000 | -40.0% |
| Improvement Value | $329,800 | $18,000 | +1732.2% |
| Taxable Value | $1,075,000 | $1,260,000 | -14.7% |
| Total Tax 2026 = estimate |
~$22,000
Estimated
|
~$25,786
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,075,000 | $1,075,000 | +0 (+0.0%) |
| Taxable Value | $1,075,000 | $1,075,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,075,000 | $745,200 | $329,800 | — | $1,075,000 | $1,075,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,260,000 | $1,242,000 | $18,000 | — | $1,260,000 | $1,260,000 | ~$25,786 | Partial |
| 2024 | $1,260,000 | — | — | −$18,000 | $1,242,000 | $— | $24,971 | Verified |
| 2023 | $856,534 | — | — | — | $1,242,000 ! | $— | $22,797 | Verified |
| 2022 | $829,260 | — | — | −$208,260 | $621,000 | $— | $16,916 | Verified |
| 2021 | $823,475 | — | — | −$202,475 | $621,000 | $— | $18,050 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -14.7% | -14.7% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -16.8% | -16.8% | ~100% | 1.9800% | Verified |
| 2023 | +76.8% ! | +76.8% | ~100% | 1.5100% | Verified |
| 2022 | +3.3% | +3.3% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +51.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -14.7% | +7.3% | +15.0% | +47.1% | 2024 | -14.7% | 2026 |
| Assessment Ratio | 100.0% | 99.0% | — | 145.0% | 2023 | 74.9% | 2022 |
| 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 |
$25,786 | $21,704 | ~$32,876 | $25,786 | 2025 | $16,916 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,401,363 | ~$1,386,000 | ~2.0139% | ~$27,913 | +11.2% |
| 2027 | ~$1,558,585 | ~$1,524,600 | ~1.9814% | ~$30,208 | +23.7% |
| 2028 | ~$1,733,447 | ~$1,677,060 | ~1.9488% | ~$32,683 | +37.6% |
| 2029 | ~$1,927,927 | ~$1,844,766 | ~1.9163% | ~$35,351 | +53.0% |
| 2030 | ~$2,144,227 | ~$2,029,243 | ~1.8837% | ~$38,226 | +70.2% |
| 2026 | ~$1,376,163 | ~$1,376,163 | ~2.0465% | ~$28,163 | +9.2% |
| 2027 | ~$1,503,035 | ~$1,503,035 | ~2.0465% | ~$30,759 | +19.3% |
| 2028 | ~$1,641,604 | ~$1,641,604 | ~2.0465% | ~$33,595 | +30.3% |
| 2029 | ~$1,792,948 | ~$1,792,948 | ~2.0465% | ~$36,692 | +42.3% |
| 2030 | ~$1,958,244 | ~$1,958,244 | ~2.0465% | ~$40,075 | +55.4% |
| 2026 | ~$1,426,563 | ~$1,386,000 | ~1.9977% | ~$27,688 | +13.2% |
| 2027 | ~$1,615,144 | ~$1,524,600 | ~1.9488% | ~$29,712 | +28.2% |
| 2028 | ~$1,828,654 | ~$1,677,060 | ~1.9000% | ~$31,864 | +45.1% |
| 2029 | ~$2,070,389 | ~$1,844,766 | ~1.8512% | ~$34,150 | +64.3% |
| 2030 | ~$2,344,079 | ~$2,029,243 | ~1.8024% | ~$36,574 | +86.0% |
In 2025, this property's market value of $1,260,000 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -11% 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 | $1,260,000 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,260,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $856,534 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $829,260 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $823,475 | $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.