603 W 17 ST TX 78701
| Owner | LEE STEVEN CORNISH |
|---|---|
| Parcel ID | 0210020404 |
| Short ID | 199697 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 2,520 SF |
| Land SF | 8,024 SF |
| Acres | 0.184 |
| Year Built | 1930 |
| Legal | W58'AV OF E115'AV OF N138'AV OLT 24 DIVISION E |
| Neighborhood | 59CBD |
| Land | $1,003,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,003,000 |
| Improvement | $312,350 |
|---|---|
| Total Improvement | $312,350 |
| Market | $1,315,350 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,315,350 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,315,350 |
| Taxable Value | $1,315,350 |
|---|
Appreciation: Market value has risen +0.3% from $1,311,389 (2021) to $1,315,350 (2025), a CAGR of 0.1% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2025→2026), 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 $26,918. 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 76% of market value ($1,003,000 land vs $312,350 improvements), about $125/SF of land. With value concentrated in the land under a ~96-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 $1,315,350, 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 +0.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,320,318 by 2030, with an estimated annual tax burden around $24,871. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 2ND | 2nd Floor | 1,440 SF | ✓ |
| 1ST | 1st Floor | 1,080 SF | ✓ |
| 051C | CARPORT DET 1ST COMM | 368 SF | ✗ |
| 031C | GARAGE DET 1ST COMM | 360 SF | ✓ |
| 061C | CARPORT ATT 1ST COMM | 360 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 192 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 91% in 2026, 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% | $12,169.62 | $12,169.62 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,892.66 | $6,892.66 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,943.68 | $4,943.68 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,552.42 | $1,552.42 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,360.07 | $1,360.07 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $26,918.45 | $26,918.45 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,218,345 | $1,315,350 | +68.7% |
| Assessed Value | $1,578,420 | $1,315,350 | +20.0% |
| Land Value | $1,604,800 | $1,003,000 | +60.0% |
| Improvement Value | $613,545 | $312,350 | +96.4% |
| Taxable Value | $1,578,420 | $1,315,350 | +20.0% |
| HS Cap Loss | -$639,925 | — | |
| Total Tax 2026 = estimate |
~$32,302
Estimated
|
~$26,918
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,516,751 | $2,218,345 | -298,406 (-11.9%) |
| Taxable Value | $1,578,420 | $1,578,420 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,218,345 | $1,604,800 | $613,545 | −$639,925 | $1,578,420 | $1,578,420 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,315,350 | $1,003,000 | $312,350 | — | $1,315,350 | $1,315,350 | ~$26,918 | Partial |
| 2024 | $1,449,500 | — | — | −$446,500 | $1,003,000 | $— | $31,919 | Verified |
| 2023 | $1,255,820 | — | — | −$252,820 | $1,003,000 | $— | $26,225 | Verified |
| 2022 | $1,255,820 | — | — | −$252,820 | $1,003,000 | $— | $24,801 | Verified |
| 2021 | $1,311,389 | — | — | −$308,389 | $1,003,000 | $— | $27,335 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +91.3% ! | +20.0% | 62.7% | Not available | Partial |
| 2025 | -18.3% | -18.3% | ~100% | Not available | Partial |
| 2024 | +11.1% | +11.1% | ~100% | 1.9800% | Verified |
| 2023 | +15.4% | +15.4% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.0800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +4.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +68.7% | +14.1% | -8.1% | +68.7% | 2026 | -9.3% | 2025 |
| Assessment Ratio | 71.2% | 79.5% | — | 100.0% | 2025 | 69.2% | 2024 |
| 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 |
$26,918 | $27,440 | ~$25,691 | $31,919 | 2024 | $24,801 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,316,342 | ~$1,316,342 | ~2.0139% | ~$26,510 | +0.1% |
| 2027 | ~$1,317,335 | ~$1,317,335 | ~1.9814% | ~$26,102 | +0.2% |
| 2028 | ~$1,318,329 | ~$1,318,329 | ~1.9488% | ~$25,692 | +0.2% |
| 2029 | ~$1,319,323 | ~$1,319,323 | ~1.9163% | ~$25,282 | +0.3% |
| 2030 | ~$1,320,318 | ~$1,320,318 | ~1.8837% | ~$24,871 | +0.4% |
| 2026 | ~$1,290,035 | ~$1,290,035 | ~2.0465% | ~$26,400 | -1.9% |
| 2027 | ~$1,265,207 | ~$1,265,207 | ~2.0465% | ~$25,892 | -3.8% |
| 2028 | ~$1,240,858 | ~$1,240,858 | ~2.0465% | ~$25,394 | -5.7% |
| 2029 | ~$1,216,976 | ~$1,216,976 | ~2.0465% | ~$24,905 | -7.5% |
| 2030 | ~$1,193,555 | ~$1,193,555 | ~2.0465% | ~$24,426 | -9.3% |
| 2026 | ~$1,342,649 | ~$1,342,649 | ~1.9977% | ~$26,822 | +2.1% |
| 2027 | ~$1,370,515 | ~$1,370,515 | ~1.9488% | ~$26,709 | +4.2% |
| 2028 | ~$1,398,959 | ~$1,398,959 | ~1.9000% | ~$26,580 | +6.4% |
| 2029 | ~$1,427,993 | ~$1,427,993 | ~1.8512% | ~$26,435 | +8.6% |
| 2030 | ~$1,457,630 | ~$1,457,630 | ~1.8024% | ~$26,272 | +10.8% |
In 2025, this property's market value of $1,315,350 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -7% 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 | $1,315,350 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,449,500 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,255,820 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,255,820 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,311,389 | $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.