2402 GUADALUPE ST TX 78705
| Owner | VARSITY CORNER LLC |
|---|---|
| Parcel ID | 0214011208 |
| Short ID | 206691 |
| Type | Real |
| Use Code | 43 Strip Center (>10,000 SF) |
| Valuation | Income |
| Improvement SF | 11,885 SF |
| Land SF | 9,316 SF |
| Acres | 0.214 |
| Year Built | 1960 |
| Legal | LOT 1 *& S.67 FT OF LOT 2 OLT 49 DIVISION D |
| Neighborhood | 43CEN |
| Land | $2,096,100 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,096,100 |
| Improvement | $1,979,203 |
|---|---|
| Total Improvement | $1,979,203 |
| Market | $4,075,303 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,075,303 |
| Value Limitation Adjustment (−) (homestead cap) | −$568,902 |
| Net Appraised (assessed) | $3,506,401 |
| Taxable Value | $3,506,401 |
|---|
Appreciation: Market value has risen +60.6% from $2,537,956 (2021) to $4,075,303 (2025), a CAGR of 12.6% 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 $71,758. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($3,506,401) is $568,902 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 51% of market value ($2,096,100 land vs $1,979,203 improvements), about $225/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $4,075,303, 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 +12.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,366,389 by 2030, with an estimated annual tax burden around $106,377. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 7,943 SF | ✓ |
| 2ND | 2nd Floor | 3,942 SF | ✓ |
| 611 | TERRACE | 1,008 SF | ✗ |
| 501 | CANOPY | 966 SF | ✗ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| City of Austin | 0.4776% | 0.5240% | +1,628 |
| Travis County | 0.3444% | 0.3758% | +1,101 |
| Austin ISD | 0.9505% | 0.9252% | -887 |
| Travis Central Health | 0.1080% | 0.1180% | +353 |
| Austin Community College | 0.1013% | 0.1034% | +74 |
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% | $32,441.22 | $32,169.96 | $271.26 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $18,374.14 | $18,220.51 | $153.63 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $13,178.63 | $13,068.44 | $110.19 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,138.36 | $4,103.76 | $34.60 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,625.62 | $3,595.30 | $30.32 |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $71,757.97 | $71,157.97 | $600.00 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,958,579 | $4,075,303 | -2.9% |
| Assessed Value | $3,958,579 | $3,506,401 | +12.9% |
| Land Value | $2,096,100 | $2,096,100 | +0.0% |
| Improvement Value | $1,862,479 | $1,979,203 | -5.9% |
| Taxable Value | $3,958,579 | $3,506,401 | +12.9% |
| Total Tax 2026 = estimate |
~$81,012
Estimated
|
$71,758 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,958,579 | $3,958,579 | +0 (+0.0%) |
| Taxable Value | $3,958,579 | $3,958,579 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,958,579 | $2,096,100 | $1,862,479 | — | $3,958,579 | $3,958,579 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,075,303 | $2,096,100 | $1,979,203 | −$568,902 | $3,506,401 | $3,506,401 | $71,758 | Verified |
| 2024 | $2,435,001 | — | — | −$338,901 | $2,096,100 | $— | $57,909 | Verified |
| 2023 | $2,328,326 | — | — | −$232,226 | $2,096,100 | $— | $44,055 | Verified |
| 2022 | $2,249,143 | — | — | −$851,743 | $1,397,400 | $— | $45,983 | Verified |
| 2021 | $2,537,956 | — | — | −$1,140,556 | $1,397,400 | $— | $48,957 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -2.9% | +12.9% | ~100% | Not available | Partial |
| 2025 | +1.9% | +20.0% | 86.0% | 1.7600% | Verified |
| 2024 | +64.3% | +20.0% | 73.0% | 1.4500% | Verified |
| 2023 | +4.6% | +4.6% | ~100% | 1.8100% | Verified |
| 2022 | +3.5% | +3.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.9300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +81.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -2.9% | +12.2% | +13.2% | +67.4% | 2025 | -11.4% | 2022 |
| Assessment Ratio | 100.0% | 79.9% | — | 100.0% | 2026 | 55.1% | 2021 |
| Effective Tax Rate (2025) | 1.7600% | 1.7600% | — | 1.7600% | 2025 | 1.7600% | 2025 |
| Tax Amount | $71,758 | $53,732 | ~$91,490 | $71,758 | 2025 | $44,055 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,587,529 | ~$3,857,041 | ~2.0139% | ~$77,678 | +12.6% |
| 2027 | ~$5,164,138 | ~$4,242,745 | ~1.9814% | ~$84,065 | +26.7% |
| 2028 | ~$5,813,220 | ~$4,667,020 | ~1.9488% | ~$90,953 | +42.6% |
| 2029 | ~$6,543,886 | ~$5,133,722 | ~1.9163% | ~$98,377 | +60.6% |
| 2030 | ~$7,366,389 | ~$5,647,094 | ~1.8837% | ~$106,377 | +80.8% |
| 2026 | ~$4,506,023 | ~$3,857,041 | ~2.0465% | ~$78,934 | +10.6% |
| 2027 | ~$4,982,267 | ~$4,242,745 | ~2.0465% | ~$86,827 | +22.3% |
| 2028 | ~$5,508,844 | ~$4,667,020 | ~2.0465% | ~$95,510 | +35.2% |
| 2029 | ~$6,091,076 | ~$5,133,722 | ~2.0465% | ~$105,061 | +49.5% |
| 2030 | ~$6,734,844 | ~$5,647,094 | ~2.0465% | ~$115,567 | +65.3% |
| 2026 | ~$4,669,035 | ~$3,857,041 | ~1.9977% | ~$77,051 | +14.6% |
| 2027 | ~$5,349,269 | ~$4,242,745 | ~1.9488% | ~$82,684 | +31.3% |
| 2028 | ~$6,128,606 | ~$4,667,020 | ~1.9000% | ~$88,674 | +50.4% |
| 2029 | ~$7,021,485 | ~$5,133,722 | ~1.8512% | ~$95,035 | +72.3% |
| 2030 | ~$8,044,448 | ~$5,647,094 | ~1.8024% | ~$101,782 | +97.4% |
In 2025, this property's market value of $4,075,303 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +188% 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 | $4,075,303 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $2,435,001 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,328,326 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,249,143 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,537,956 | $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.