217 W 9 ST TX 78701
| Owner | 1303 PROPERTIES LTD |
|---|---|
| Parcel ID | 0208011602 |
| Short ID | 196876 |
| Type | Real |
| Use Code | 50 Office Hi-Rise (≥6 Stories) |
| Valuation | Income |
| Improvement SF | 51,964 SF |
| Land SF | 23,552 SF |
| Acres | 0.541 |
| Year Built | 1928 |
| Legal | LOT 9 LESS E PT & ALL OF LOT 10-12 BLOCK 099 ORIGINAL CITY (TOTAL SQ FT 23552) |
| Neighborhood | 50CBD |
| Land | $12,247,040 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $12,247,040 |
| Improvement | $252,960 |
|---|---|
| Total Improvement | $252,960 |
| Market | $12,500,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $12,500,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $12,500,000 |
| Taxable Value | $12,500,000 |
|---|
Appreciation: Market value has fallen -16.4% from $14,957,872 (2021) to $12,500,000 (2025), a CAGR of -4.4% over 4 years. Growth has been relatively flat for this asset class. 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 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 $255,811. Austin ISD is the largest single contributor, at 43.3% 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 98% of market value ($12,247,040 land vs $252,960 improvements), about $520/SF of land. With value concentrated in the land under a ~98-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 $12,500,000, this parcel sits in the top quartile (≥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 -4.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $9,987,580 by 2030, with an estimated annual tax burden around $188,140. 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 |
|---|---|---|---|
| ADDL | Additional Floor | 33,500 SF | ✓ |
| 1ST | 1st Floor | 23,808 SF | ✓ |
| 2ND | 2nd Floor | 23,808 SF | ✓ |
| UBSMT | Unfinished Basement | 19,460 SF | ✓ |
| FBSMT | Finished Basement | 4,348 SF | ✓ |
| MEZZ | Mezzanine | 3,684 SF | ✓ |
| 335 | PENTHOUSE | 210 SF | ✓ |
| 413 | STAIRWAY EXT | 2 SF | ✓ |
| 476 | ELEVATOR FREIGHT | 1 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% | $112,180.50 | $112,180.50 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $63,537.06 | $63,537.06 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $45,571.21 | $45,571.21 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $14,310.29 | $14,310.29 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $12,537.25 | $12,537.25 | Paid |
| P2U | — | — | — | — | — | — | $10,753.13 | $10,753.13 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $258,889.44 | $258,889.44 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $14,190,943 | $12,500,000 | +13.5% |
| Assessed Value | $14,190,943 | $12,500,000 | +13.5% |
| Land Value | $28,262,400 | $12,247,040 | +130.8% |
| Improvement Value | — | $252,960 | — |
| Taxable Value | $14,190,943 | $12,500,000 | +13.5% |
| Total Tax 2026 = estimate |
~$290,416
Estimated
|
~$258,889
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $14,190,943 | $14,190,943 | +0 (+0.0%) |
| Taxable Value | $14,190,943 | $14,190,943 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $14,190,943 | $28,262,400 | — | — | $14,190,943 | $14,190,943 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $12,500,000 | $12,247,040 | $252,960 | — | $12,500,000 | $12,500,000 | ~$258,889 | Partial |
| 2024 | $11,700,000 | — | — | — | $12,247,040 ! | $— | $260,499 | Verified |
| 2023 | $15,576,236 | — | — | −$3,329,196 | $12,247,040 | $— | $222,581 | Verified |
| 2022 | $— | — | — | — | $12,247,040 | $— | $301,426 | Verified |
| 2021 | $14,957,872 | — | — | −$4,627,811 | $10,330,061 | $— | $255,172 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +13.5% | +13.5% | ~100% | Not available | Partial |
| 2025 | -11.7% | -11.7% | ~100% | Not available | Partial |
| 2024 | +15.5% | +15.5% | ~100% | 1.8400% | Verified |
| 2023 | -21.4% | -21.4% | ~100% | 1.8200% | Verified |
| 2022 | +38.7% | +38.7% | ~100% | 1.9400% | Verified |
| 2021 | base year | — | ~100% | 1.7100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +11.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +13.5% | -0.1% | -6.7% | +13.5% | 2026 | -24.9% | 2024 |
| Assessment Ratio | 100.0% | 90.5% | — | 104.7% | 2024 | 69.1% | 2021 |
| Effective Tax Rate (2025) | 2.0700% | 2.0700% | — | 2.0700% | 2025 | 2.0700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$258,889 | $249,285 | ~$213,668 | $260,499 | 2024 | $222,581 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$11,951,435 | ~$11,951,435 | ~2.0139% | ~$240,694 | -4.4% |
| 2027 | ~$11,426,944 | ~$11,426,944 | ~1.9814% | ~$226,412 | -8.6% |
| 2028 | ~$10,925,471 | ~$10,925,471 | ~1.9488% | ~$212,920 | -12.6% |
| 2029 | ~$10,446,005 | ~$10,446,005 | ~1.9163% | ~$200,176 | -16.4% |
| 2030 | ~$9,987,580 | ~$9,987,580 | ~1.8837% | ~$188,140 | -20.1% |
| 2026 | ~$11,875,000 | ~$11,875,000 | ~2.0465% | ~$243,020 | -5.0% |
| 2027 | ~$11,281,250 | ~$11,281,250 | ~2.0465% | ~$230,869 | -9.8% |
| 2028 | ~$10,717,187 | ~$10,717,187 | ~2.0465% | ~$219,326 | -14.3% |
| 2029 | ~$10,181,328 | ~$10,181,328 | ~2.0465% | ~$208,359 | -18.5% |
| 2030 | ~$9,672,262 | ~$9,672,262 | ~2.0465% | ~$197,941 | -22.6% |
| 2026 | ~$12,201,435 | ~$12,201,435 | ~1.9977% | ~$243,743 | -2.4% |
| 2027 | ~$11,910,002 | ~$11,910,002 | ~1.9488% | ~$232,107 | -4.7% |
| 2028 | ~$11,625,529 | ~$11,625,529 | ~1.9000% | ~$220,887 | -7.0% |
| 2029 | ~$11,347,851 | ~$11,347,851 | ~1.8512% | ~$210,071 | -9.2% |
| 2030 | ~$11,076,806 | ~$11,076,806 | ~1.8024% | ~$199,645 | -11.4% |
In 2025, this property's market value of $12,500,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 9× 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 | $12,500,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $11,700,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $15,576,236 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |
| 2021 | $14,957,872 | $517,750 | $1,142,600 | $2,780,453 | ↑ Top 25% | 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.