1924 E 38 1/2 ST TX
| Owner | T&J RED BERRY HOLDINGS LLC |
|---|---|
| Parcel ID | 0214130403 |
| Short ID | 207588 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 6,552 SF |
| Land SF | 38,008 SF |
| Acres | 0.873 |
| Year Built | 1980 |
| Legal | LOT 1 BLK E OLT 35&36 DIV C MANOR HILL |
| Neighborhood | 61EAS |
| Land | $1,539,324 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,539,324 |
| Improvement | $584,123 |
|---|---|
| Total Improvement | $584,123 |
| Market | $2,123,447 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,123,447 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,123,447 |
| Taxable Value | $2,123,447 |
|---|
Appreciation: Market value has risen +45.6% from $1,458,000 (2021) to $2,123,447 (2025), a CAGR of 9.9% over 4 years. This is strong appreciation — well above typical inflation. 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 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 $43,456. 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 cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 72% of market value ($1,539,324 land vs $584,123 improvements), about $40/SF of land. With value concentrated in the land under a ~46-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 $2,123,447, 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 +9.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,397,397 by 2030, with an estimated annual tax burden around $63,998. 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.
11 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 6,552 SF | ✓ |
| 093 | HVAC COMMRCL SF | 5,418 SF | ✗ |
| 551 | PAVED AREA | 4,080 SF | ✗ |
| 541 | FENCE COMM LF | 1,240 SF | ✗ |
| 272 | COLDSTG VAULT LG | 980 SF | ✓ |
| 881 | COMMCL FINISHOUT | 930 SF | ✓ |
| 407 | LOADING DOCK | 827 SF | ✓ |
| 501 | CANOPY | 775 SF | ✗ |
| 273 | COLDSTG VAULT SM | 261 SF | ✓ |
| MEZZ | Mezzanine | 144 SF | ✓ |
| 611 | TERRACE | 48 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% | $19,646.13 | $19,646.13 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $11,127.22 | $11,127.22 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,980.87 | $7,980.87 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,506.16 | $2,506.16 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,195.64 | $2,195.64 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $43,456.02 | $43,456.02 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,770,407 | $2,123,447 | +30.5% |
| Assessed Value | $2,548,136 | $2,123,447 | +20.0% |
| Land Value | $1,539,324 | $1,539,324 | +0.0% |
| Improvement Value | $1,231,083 | $584,123 | +110.8% |
| Taxable Value | $2,548,136 | $2,123,447 | +20.0% |
| HS Cap Loss | -$222,271 | — | |
| Total Tax 2026 = estimate |
~$52,147
Estimated
|
~$43,456
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,770,407 | $2,770,407 | +0 (+0.0%) |
| Taxable Value | $2,548,136 | $2,548,136 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,770,407 | $1,539,324 | $1,231,083 | −$222,271 | $2,548,136 | $2,548,136 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,123,447 | $1,539,324 | $584,123 | — | $2,123,447 | $2,123,447 | ~$43,456 | Partial |
| 2024 | $2,000,000 | — | — | −$460,676 | $1,539,324 | $— | $45,595 | Verified |
| 2023 | $1,600,000 | — | — | −$60,676 | $1,539,324 | $— | $36,185 | Verified |
| 2022 | $1,459,658 | — | — | −$433,442 | $1,026,216 | $— | $31,599 | Verified |
| 2021 | $1,458,000 | — | — | −$560,061 | $897,939 | $— | $31,772 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +30.5% | +20.0% | 92.0% | Not available | Partial |
| 2025 | -7.7% | -7.7% | ~100% | Not available | Partial |
| 2024 | +15.0% | +15.0% | ~100% | 1.9800% | Verified |
| 2023 | +25.0% | +25.0% | ~100% | 1.8100% | Verified |
| 2022 | +9.6% | +9.6% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +45.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +30.5% | +14.3% | +4.7% | +30.5% | 2026 | +0.1% | 2022 |
| Assessment Ratio | 92.0% | 82.9% | — | 100.0% | 2025 | 61.6% | 2021 |
| 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 |
$43,456 | $37,721 | ~$55,176 | $45,595 | 2024 | $31,599 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,332,719 | ~$2,332,719 | ~2.0139% | ~$46,979 | +9.9% |
| 2027 | ~$2,562,615 | ~$2,562,615 | ~1.9814% | ~$50,775 | +20.7% |
| 2028 | ~$2,815,168 | ~$2,815,168 | ~1.9488% | ~$54,863 | +32.6% |
| 2029 | ~$3,092,611 | ~$3,092,611 | ~1.9163% | ~$59,263 | +45.6% |
| 2030 | ~$3,397,397 | ~$3,397,397 | ~1.8837% | ~$63,998 | +60.0% |
| 2026 | ~$2,290,250 | ~$2,290,250 | ~2.0465% | ~$46,870 | +7.9% |
| 2027 | ~$2,470,156 | ~$2,470,156 | ~2.0465% | ~$50,551 | +16.3% |
| 2028 | ~$2,664,194 | ~$2,664,194 | ~2.0465% | ~$54,522 | +25.5% |
| 2029 | ~$2,873,474 | ~$2,873,474 | ~2.0465% | ~$58,805 | +35.3% |
| 2030 | ~$3,099,193 | ~$3,099,193 | ~2.0465% | ~$63,425 | +46.0% |
| 2026 | ~$2,375,188 | ~$2,335,792 | ~1.9977% | ~$46,661 | +11.9% |
| 2027 | ~$2,656,773 | ~$2,569,371 | ~1.9488% | ~$50,073 | +25.1% |
| 2028 | ~$2,971,741 | ~$2,826,308 | ~1.9000% | ~$53,700 | +39.9% |
| 2029 | ~$3,324,050 | ~$3,108,939 | ~1.8512% | ~$57,552 | +56.5% |
| 2030 | ~$3,718,126 | ~$3,419,833 | ~1.8024% | ~$61,638 | +75.1% |
In 2025, this property's market value of $2,123,447 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +50% 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 | $2,123,447 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,000,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,600,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,459,658 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,458,000 | $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.