1617 N INTERSTATE HY 35 TX 78702
| Owner | PINNACLE U T LP |
|---|---|
| Parcel ID | 0209060721 |
| Short ID | 198334 |
| Type | Real |
| Use Code | 34 Hotel — Full Service |
| Valuation | Income |
| Improvement SF | 44,415 SF |
| Land SF | 142,397 SF |
| Acres | 3.269 |
| Year Built | 1997 |
| Legal | LOT 2 BLK A AUTHI SUBD (COMMERCIAL PERSONAL PROPERTY) |
| Neighborhood | 34EC2 |
| Land | $30,259,363 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $30,259,363 |
| Improvement | $2,490,637 |
|---|---|
| Total Improvement | $2,490,637 |
| Market | $32,750,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $32,750,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $32,750,000 |
| Taxable Value | $32,750,000 |
|---|
Appreciation: Market value has risen +45.6% from $22,500,000 (2021) to $32,750,000 (2025), a CAGR of 9.8% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), 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 $670,224. 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 92% of market value ($30,259,363 land vs $2,490,637 improvements), about $213/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $32,750,000, 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 +9.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $52,359,717 by 2030, with an estimated annual tax burden around $986,322. 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.
14 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 491 | SPRINKLER HEADS | 90,194 SF | ✗ |
| 551 | PAVED AREA | 65,740 SF | ✗ |
| 1ST | 1st Floor | 15,405 SF | ✓ |
| 2ND | 2nd Floor | 14,505 SF | ✓ |
| 3RD | 3rd Floor | 14,505 SF | ✓ |
| 4TH | 4th Floor | 14,505 SF | ✓ |
| 5TH | 5th Floor | 14,505 SF | ✓ |
| ADDL | Additional Floor | 14,505 SF | ✓ |
| 501 | CANOPY | 2,660 SF | ✗ |
| LOBBY | Lobby | 2,264 SF | ✓ |
| 611 | TERRACE | 1,177 SF | ✗ |
| 601 | POOL COMM'L | 774 SF | ✗ |
| 482 | LIGHT POLES | 10 SF | ✓ |
| 449 | SPA | 1 SF | ✗ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| City of Austin | 0.4776% | 0.5240% | +15,202 |
| Travis County | 0.3444% | 0.3758% | +10,284 |
| Austin ISD | 0.9505% | 0.9252% | -8,286 |
| Travis Central Health | 0.1080% | 0.1180% | +3,293 |
| Austin Community College | 0.1013% | 0.1034% | +688 |
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% | $303,003.00 | $203,544.00 | $99,459.00 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $171,615.57 | $115,283.74 | $56,331.83 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $123,089.24 | $82,685.90 | $40,403.34 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $38,652.53 | $25,965.06 | $12,687.47 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $33,863.50 | $22,748.00 | $11,115.50 |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $670,223.84 | $450,226.70 | $219,997.14 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $32,750,000 | $32,750,000 | +0.0% |
| Assessed Value | $32,750,000 | $32,750,000 | +0.0% |
| Land Value | $30,259,363 | $30,259,363 | +0.0% |
| Improvement Value | $2,490,637 | $2,490,637 | +0.0% |
| Taxable Value | $32,750,000 | $32,750,000 | +0.0% |
| Total Tax 2026 = estimate |
~$670,224
Estimated
|
$670,224 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $32,907,398 | $32,750,000 | -157,398 (-0.5%) |
| Taxable Value | $32,907,398 | $32,750,000 | -157,398 (-0.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $32,750,000 | $30,259,363 | $2,490,637 | — | $32,750,000 | $32,750,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $32,750,000 | $30,259,363 | $2,490,637 | — | $32,750,000 | $32,750,000 | $670,224 | Verified |
| 2024 | $21,300,000 | — | — | — | $26,459,022 ! | $— | $440,516 | Verified |
| 2023 | $19,900,000 | — | — | — | $22,110,000 ! | $— | $386,168 | Verified |
| 2022 | $19,010,000 | — | — | — | $21,359,550 ! | $— | $382,067 | Verified |
| 2021 | $22,500,000 | — | — | −$5,015,572 | $17,484,428 | $— | $413,787 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.5% | +0.5% | ~100% | Not available | Partial |
| 2025 | +17.5% | +17.5% | ~100% | 2.0500% | Verified |
| 2024 | +26.1% | +26.1% | ~100% | 1.5800% | Verified |
| 2023 | -0.0% | -0.0% | ~100% | 1.7500% | Verified |
| 2022 | +16.4% | +16.4% | ~100% | 1.7300% | Verified |
| 2021 | base year | — | ~100% | 1.8400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +72.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +10.0% | +9.8% | +53.8% | 2025 | -15.5% | 2022 |
| Assessment Ratio | 100.0% | 104.2% | — | 124.2% | 2024 | 77.7% | 2021 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
| Tax Amount | $670,224 | $458,552 | ~$850,586 | $670,224 | 2025 | $382,067 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$35,972,324 | ~$35,972,324 | ~2.0139% | ~$724,460 | +9.8% |
| 2027 | ~$39,511,698 | ~$39,511,698 | ~1.9814% | ~$782,880 | +20.6% |
| 2028 | ~$43,399,317 | ~$43,399,317 | ~1.9488% | ~$845,783 | +32.5% |
| 2029 | ~$47,669,444 | ~$47,669,444 | ~1.9163% | ~$913,485 | +45.6% |
| 2030 | ~$52,359,717 | ~$52,359,717 | ~1.8837% | ~$986,322 | +59.9% |
| 2026 | ~$35,317,324 | ~$35,317,324 | ~2.0465% | ~$722,764 | +7.8% |
| 2027 | ~$38,085,905 | ~$38,085,905 | ~2.0465% | ~$779,422 | +16.3% |
| 2028 | ~$41,071,520 | ~$41,071,520 | ~2.0465% | ~$840,522 | +25.4% |
| 2029 | ~$44,291,181 | ~$44,291,181 | ~2.0465% | ~$906,412 | +35.2% |
| 2030 | ~$47,763,237 | ~$47,763,237 | ~2.0465% | ~$977,467 | +45.8% |
| 2026 | ~$36,627,324 | ~$36,025,000 | ~1.9977% | ~$719,658 | +11.8% |
| 2027 | ~$40,963,691 | ~$39,627,500 | ~1.9488% | ~$772,276 | +25.1% |
| 2028 | ~$45,813,448 | ~$43,590,250 | ~1.9000% | ~$828,222 | +39.9% |
| 2029 | ~$51,237,374 | ~$47,949,275 | ~1.8512% | ~$887,634 | +56.4% |
| 2030 | ~$57,303,448 | ~$52,744,203 | ~1.8024% | ~$950,646 | +75.0% |
In 2025, this property's market value of $32,750,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 23× 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 | $32,750,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $21,300,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $19,900,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $19,010,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $22,500,000 | $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.