1806 E 12 ST TX 78702
| Owner | TURNER ALTON D & CARL WILLARD TURNER II & |
|---|---|
| Parcel ID | 0208090309 |
| Short ID | 197295 |
| Type | Real |
| Use Code | 31 Night Club / Bar |
| Valuation | Income |
| Improvement SF | 1,600 SF |
| Land SF | 4,799 SF |
| Acres | 0.110 |
| Year Built | 1925 |
| Legal | E32.5FT OF LOT 2 BLK 4 OLT 36 DIV B JOHNS C R SUBD |
| Neighborhood | 31CEN |
| Land | $623,870 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $623,870 |
| Improvement | $21,923 |
|---|---|
| Total Improvement | $21,923 |
| Market | $645,793 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $645,793 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $645,793 |
| Taxable Value | $645,793 |
|---|
| Total Due | $15,198.47 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has risen +46.0% from $442,414 (2021) to $645,793 (2025), a CAGR of 9.9% 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 $13,216. 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 97% of market value ($623,870 land vs $21,923 improvements), about $130/SF of land. With value concentrated in the land under a ~101-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 $645,793, this parcel sits in the bottom quartile (<25th 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 +9.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,036,153 by 2030, with an estimated annual tax burden around $19,518. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $15,198.47 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,600 SF | ✓ |
| 501 | CANOPY | 270 SF | ✗ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| City of Austin | 0.4776% | 0.5240% | +300 |
| Travis County | 0.3444% | 0.3758% | +203 |
| Austin ISD | 0.9505% | 0.9252% | -163 |
| Travis Central Health | 0.1080% | 0.1180% | +65 |
| Austin Community College | 0.1013% | 0.1034% | +14 |
Market value changed by 78% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| 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% | $5,974.88 | $— | $5,974.88 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,384.07 | $— | $3,384.07 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,427.18 | $— | $2,427.18 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $762.18 | $— | $762.18 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $667.75 | $— | $667.75 |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $13,216.06 | $0.00 | $13,216.06 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $647,785 | $645,793 | +0.3% |
| Assessed Value | $647,785 | $645,793 | +0.3% |
| Land Value | $623,870 | $623,870 | +0.0% |
| Improvement Value | $23,915 | $21,923 | +9.1% |
| Taxable Value | $647,785 | $645,793 | +0.3% |
| Total Tax 2026 = estimate |
~$13,257
Estimated
|
$13,216 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $647,785 | $647,785 | +0 (+0.0%) |
| Taxable Value | $647,785 | $647,785 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $647,785 | $623,870 | $23,915 | — | $647,785 | $647,785 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $645,793 | $623,870 | $21,923 | — | $645,793 | $645,793 | $13,216 | Verified |
| 2024 | $670,036 | — | — | −$46,166 | $623,870 | $— | $13,244 | Verified |
| 2023 | $376,889 | — | — | — | $623,870 ! | $— | $12,123 | Verified |
| 2022 | $384,133 | — | — | −$48,203 | $335,930 | $— | $7,443 | Verified |
| 2021 | $442,414 | — | — | −$154,474 | $287,940 | $— | $8,361 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.3% | +0.3% | ~100% | Not available | Partial |
| 2025 | -3.4% | -3.4% | ~100% | 2.0500% | Verified |
| 2024 | -0.3% | -0.3% | ~100% | 1.9800% | Verified |
| 2023 | +77.8% ! | +77.8% | ~100% | 1.8100% | Verified |
| 2022 | -1.9% | -1.9% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.8900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +68.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.3% | +11.9% | +9.8% | +77.8% | 2024 | -13.2% | 2022 |
| Assessment Ratio | 100.0% | 101.9% | — | 165.5% | 2023 | 65.1% | 2021 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
| Tax Amount | $13,216 | $10,877 | ~$16,810 | $13,244 | 2024 | $7,443 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$709,838 | ~$709,838 | ~2.0139% | ~$14,296 | +9.9% |
| 2027 | ~$780,235 | ~$780,235 | ~1.9814% | ~$15,459 | +20.8% |
| 2028 | ~$857,614 | ~$857,614 | ~1.9488% | ~$16,714 | +32.8% |
| 2029 | ~$942,666 | ~$942,666 | ~1.9163% | ~$18,064 | +46.0% |
| 2030 | ~$1,036,153 | ~$1,036,153 | ~1.8837% | ~$19,518 | +60.4% |
| 2026 | ~$696,922 | ~$696,922 | ~2.0465% | ~$14,262 | +7.9% |
| 2027 | ~$752,100 | ~$752,100 | ~2.0465% | ~$15,392 | +16.5% |
| 2028 | ~$811,646 | ~$811,646 | ~2.0465% | ~$16,610 | +25.7% |
| 2029 | ~$875,907 | ~$875,907 | ~2.0465% | ~$17,925 | +35.6% |
| 2030 | ~$945,255 | ~$945,255 | ~2.0465% | ~$19,345 | +46.4% |
| 2026 | ~$722,754 | ~$710,372 | ~1.9977% | ~$14,191 | +11.9% |
| 2027 | ~$808,887 | ~$781,410 | ~1.9488% | ~$15,228 | +25.3% |
| 2028 | ~$905,285 | ~$859,550 | ~1.9000% | ~$16,332 | +40.2% |
| 2029 | ~$1,013,170 | ~$945,506 | ~1.8512% | ~$17,503 | +56.9% |
| 2030 | ~$1,133,913 | ~$1,040,056 | ~1.8024% | ~$18,746 | +75.6% |
In 2025, this property's market value of $645,793 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -54% 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 | $645,793 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $670,036 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $376,889 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $384,133 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $442,414 | $517,750 | $1,142,600 | $2,780,453 | ↓ Bottom 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.