503 W 18 ST TX 78701
| Owner | CHAN ANNA Y |
|---|---|
| Parcel ID | 0210021105 |
| Short ID | 199773 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 1,160 SF |
| Land SF | 4,992 SF |
| Acres | 0.115 |
| Year Built | 1920 |
| Legal | E 39' OF LOT 11 OLT 28 DIVISION E |
| Neighborhood | 59CBD |
| Land | $2,496,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,496,000 |
| Improvement | $158,366 |
|---|---|
| Total Improvement | $158,366 |
| Market | $2,654,366 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,654,366 |
| Value Limitation Adjustment (−) (homestead cap) | −$567,250 |
| Net Appraised (assessed) | $2,087,116 |
| Taxable Value | $2,087,116 |
|---|
Appreciation: Market value has risen +241.1% from $778,200 (2021) to $2,654,366 (2025), a CAGR of 35.9% 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 $42,713. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($2,087,116) is $567,250 below market value, suggesting potential for an upward assessment in future years.
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 94% of market value ($2,496,000 land vs $158,366 improvements), about $500/SF of land. With value concentrated in the land under a ~106-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 $2,654,366, 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 +35.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $12,304,041 by 2030, with an estimated annual tax burden around $63,319. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 1,600 SF | ✗ |
| 1ST | 1st Floor | 1,160 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,160 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 336 SF | ✗ |
| 541 | FENCE COMM LF | 90 SF | ✗ |
| 579 | STORAGE DET FV | 1 SF | ✓ |
Market value changed by 80% in 2023, 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% | $18,058.75 | $18,058.75 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $10,228.16 | $10,228.16 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,336.02 | $7,336.02 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,303.66 | $2,303.66 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,018.24 | $2,018.24 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $39,944.83 | $39,944.83 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,556,438 | $2,654,366 | -41.4% |
| Assessed Value | $1,556,438 | $2,087,116 | -25.4% |
| Land Value | $1,248,000 | $2,496,000 | -50.0% |
| Improvement Value | $308,438 | $158,366 | +94.8% |
| Taxable Value | $1,556,438 | $2,087,116 | -25.4% |
| Total Tax 2026 = estimate |
~$31,852
Estimated
|
~$39,945
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,710,371 | $1,556,438 | -153,933 (-9.0%) |
| Taxable Value | $1,710,371 | $1,556,438 | -153,933 (-9.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,556,438 | $1,248,000 | $308,438 | — | $1,556,438 | $1,556,438 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,654,366 | $2,496,000 | $158,366 | −$567,250 | $2,087,116 | $2,087,116 | ~$39,945 | Partial |
| 2024 | $1,449,386 | — | — | — | $2,496,000 ! | $— | $34,469 | Verified |
| 2023 | $805,346 | — | — | — | $1,449,386 ! | $— | $26,223 | Verified |
| 2022 | $805,346 | — | — | −$181,346 | $624,000 | $— | $15,905 | Verified |
| 2021 | $778,200 | — | — | −$154,200 | $624,000 | $— | $17,530 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -35.6% | -18.1% | ~100% | Not available | Partial |
| 2025 | -3.4% | +20.0% | 78.6% | Not available | Partial |
| 2024 | +89.6% ! | +20.0% | 63.3% | 1.2500% | Verified |
| 2023 | +80.0% ! | +80.0% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +229.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -41.4% | +25.0% | +55.1% | +83.1% | 2025 | -41.4% | 2026 |
| Assessment Ratio | 100.0% | 114.8% | — | 180.0% | 2023 | 77.5% | 2022 |
| Effective Tax Rate (2025) | 1.5000% | 1.5000% | — | 1.5000% | 2025 | 1.5000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$39,945 | $26,814 | ~$54,458 | $39,945 | 2025 | $15,905 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,607,266 | ~$2,295,828 | ~2.0139% | ~$46,237 | +35.9% |
| 2027 | ~$4,902,252 | ~$2,525,410 | ~1.9814% | ~$50,038 | +84.7% |
| 2028 | ~$6,662,128 | ~$2,777,951 | ~1.9488% | ~$54,138 | +151.0% |
| 2029 | ~$9,053,789 | ~$3,055,747 | ~1.9163% | ~$58,557 | +241.1% |
| 2030 | ~$12,304,041 | ~$3,361,321 | ~1.8837% | ~$63,319 | +363.5% |
| 2026 | ~$3,554,179 | ~$2,295,828 | ~2.0465% | ~$46,984 | +33.9% |
| 2027 | ~$4,759,023 | ~$2,525,410 | ~2.0465% | ~$51,682 | +79.3% |
| 2028 | ~$6,372,301 | ~$2,777,951 | ~2.0465% | ~$56,850 | +140.1% |
| 2029 | ~$8,532,469 | ~$3,055,747 | ~2.0465% | ~$62,535 | +221.5% |
| 2030 | ~$11,424,922 | ~$3,361,321 | ~2.0465% | ~$68,789 | +330.4% |
| 2026 | ~$3,660,354 | ~$2,295,828 | ~1.9977% | ~$45,863 | +37.9% |
| 2027 | ~$5,047,604 | ~$2,525,410 | ~1.9488% | ~$49,216 | +90.2% |
| 2028 | ~$6,960,613 | ~$2,777,951 | ~1.9000% | ~$52,782 | +162.2% |
| 2029 | ~$9,598,641 | ~$3,055,747 | ~1.8512% | ~$56,568 | +261.6% |
| 2030 | ~$13,236,464 | ~$3,361,321 | ~1.8024% | ~$60,583 | +398.7% |
In 2025, this property's market value of $2,654,366 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +87% 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 | $2,654,366 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,449,386 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $805,346 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $805,346 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $778,200 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below 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.