1304 WEST AVE AUSTIN, TX 78701
| Owner | 1304 W AVE JOINT VENTURE THE |
|---|---|
| Parcel ID | 0210000306 |
| Short ID | 199606 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 2,953 SF |
| Land SF | 9,266 SF |
| Acres | 0.213 |
| Year Built | 1910 |
| Legal | LOT 2 WEST AVENUE GARDENS SUBD |
| Neighborhood | 59CBD |
| Land | $1,389,900 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,389,900 |
| Improvement | $350,380 |
|---|---|
| Total Improvement | $350,380 |
| Market | $1,740,280 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,740,280 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,740,280 |
| Taxable Value | $1,740,280 |
|---|
Appreciation: Market value has risen +4.4% from $1,667,500 (2021) to $1,740,280 (2025), a CAGR of 1.1% 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 $35,615. 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 80% of market value ($1,389,900 land vs $350,380 improvements), about $150/SF of land. With value concentrated in the land under a ~116-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 $1,740,280, 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 +1.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,835,738 by 2030, with an estimated annual tax burden around $34,581. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,953 SF | ✗ |
| 1ST | 1st Floor | 1,591 SF | ✓ |
| 2ND | 2nd Floor | 1,362 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 211 SF | ✗ |
| UBSMT | Unfinished Basement | 180 SF | ✓ |
| SO | Sketch Only | 180 SF | ✗ |
| 522C | FIREPLACE COMM | 2 SF | ✓ |
| 413 | STAIRWAY EXT | 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% | $16,101.07 | $16,101.07 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $9,119.36 | $9,119.36 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,540.76 | $6,540.76 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,053.93 | $2,053.93 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,799.45 | $1,799.45 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $35,614.57 | $35,614.57 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,955,040 | $1,740,280 | +12.3% |
| Assessed Value | $1,955,040 | $1,740,280 | +12.3% |
| Land Value | $1,853,200 | $1,389,900 | +33.3% |
| Improvement Value | $101,840 | $350,380 | -70.9% |
| Taxable Value | $1,955,040 | $1,740,280 | +12.3% |
| Total Tax 2026 = estimate |
~$40,010
Estimated
|
~$35,615
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,876,184 | $1,955,040 | -921,144 (-32.0%) |
| Taxable Value | $2,088,336 | $1,955,040 | -133,296 (-6.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,955,040 | $1,853,200 | $101,840 | — | $1,955,040 | $1,955,040 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,740,280 | $1,389,900 | $350,380 | — | $1,740,280 | $1,740,280 | ~$35,615 | Partial |
| 2024 | $1,948,901 | — | — | −$559,001 | $1,389,900 | $— | $38,624 | Verified |
| 2023 | $1,723,100 | — | — | −$333,200 | $1,389,900 | $— | $35,260 | Verified |
| 2022 | $1,703,432 | — | — | −$545,182 | $1,158,250 | $— | $34,030 | Verified |
| 2021 | $1,667,500 | — | — | −$509,250 | $1,158,250 | $— | $37,078 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +65.3% | +20.0% | 72.6% | Not available | Partial |
| 2025 | -10.7% | -10.7% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | +13.1% | +13.1% | ~100% | 1.8100% | Verified |
| 2022 | +1.2% | +1.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +2.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +12.3% | +3.6% | -1.1% | +13.1% | 2024 | -10.7% | 2025 |
| Assessment Ratio | 100.0% | 81.6% | — | 100.0% | 2025 | 68.0% | 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 |
$35,615 | $36,121 | ~$35,011 | $38,624 | 2024 | $34,030 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,758,966 | ~$1,758,966 | ~2.0139% | ~$35,424 | +1.1% |
| 2027 | ~$1,777,853 | ~$1,777,853 | ~1.9814% | ~$35,226 | +2.2% |
| 2028 | ~$1,796,942 | ~$1,796,942 | ~1.9488% | ~$35,020 | +3.3% |
| 2029 | ~$1,816,237 | ~$1,816,237 | ~1.9163% | ~$34,804 | +4.4% |
| 2030 | ~$1,835,738 | ~$1,835,738 | ~1.8837% | ~$34,581 | +5.5% |
| 2026 | ~$1,724,160 | ~$1,724,160 | ~2.0465% | ~$35,285 | -0.9% |
| 2027 | ~$1,708,190 | ~$1,708,190 | ~2.0465% | ~$34,958 | -1.8% |
| 2028 | ~$1,692,368 | ~$1,692,368 | ~2.0465% | ~$34,634 | -2.8% |
| 2029 | ~$1,676,692 | ~$1,676,692 | ~2.0465% | ~$34,313 | -3.7% |
| 2030 | ~$1,661,161 | ~$1,661,161 | ~2.0465% | ~$33,995 | -4.5% |
| 2026 | ~$1,793,772 | ~$1,793,772 | ~1.9977% | ~$35,834 | +3.1% |
| 2027 | ~$1,848,907 | ~$1,848,907 | ~1.9488% | ~$36,032 | +6.2% |
| 2028 | ~$1,905,738 | ~$1,905,738 | ~1.9000% | ~$36,209 | +9.5% |
| 2029 | ~$1,964,315 | ~$1,964,315 | ~1.8512% | ~$36,363 | +12.9% |
| 2030 | ~$2,024,693 | ~$2,024,693 | ~1.8024% | ~$36,492 | +16.3% |
In 2025, this property's market value of $1,740,280 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +23% 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 | $1,740,280 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,948,901 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,723,100 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,703,432 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,667,500 | $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.