2815 FRUTH ST TX 78705
| Owner | STUMPF JOHN J JR & KATHERINE T |
|---|---|
| Parcel ID | 0215021127 |
| Short ID | 208337 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 4,908 SF |
| Land SF | 20,286 SF |
| Acres | 0.466 |
| Year Built | 1950 |
| Legal | LOT 9-11 BLK 1 OLT 14 DIV D FRUTH ADDN |
| Neighborhood | 20CEN |
| Land | $2,053,958 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,053,958 |
| Improvement | $48,583 |
|---|---|
| Total Improvement | $48,583 |
| Market | $2,102,541 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,102,541 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,102,541 |
| Taxable Value | $2,102,541 |
|---|
Appreciation: Market value has risen +61.6% from $1,300,676 (2021) to $2,102,541 (2025), a CAGR of 12.8% over 4 years. This is strong appreciation — well above typical inflation. 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 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 $43,028. 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 98% of market value ($2,053,958 land vs $48,583 improvements), about $101/SF of land. With value concentrated in the land under a ~76-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 $2,102,541, 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 +12.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,832,337 by 2030, with an estimated annual tax burden around $63,787. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 8,100 SF | ✗ |
| 1ST | 1st Floor | 4,908 SF | ✓ |
| 611 | TERRACE | 581 SF | ✗ |
| 501 | CANOPY | 411 SF | ✗ |
| SO | Sketch Only | 144 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% | $19,452.71 | $19,452.71 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $11,017.67 | $11,017.67 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,902.30 | $7,902.30 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,481.48 | $2,481.48 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,174.03 | $2,174.03 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $43,028.19 | $43,028.19 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,081,950 | $2,102,541 | -1.0% |
| Assessed Value | $2,081,950 | $2,102,541 | -1.0% |
| Land Value | $3,042,900 | $2,053,958 | +48.1% |
| Improvement Value | — | $48,583 | — |
| Taxable Value | $2,081,950 | $2,102,541 | -1.0% |
| Total Tax 2026 = estimate |
~$42,607
Estimated
|
~$43,028
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,096,250 | $2,081,950 | -1,014,300 (-32.8%) |
| Taxable Value | $2,523,049 | $2,081,950 | -441,099 (-17.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,081,950 | $3,042,900 | — | — | $2,081,950 | $2,081,950 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,102,541 | $2,053,958 | $48,583 | — | $2,102,541 | $2,102,541 | ~$43,028 | Partial |
| 2024 | $2,075,375 | — | — | −$21,417 | $2,053,958 | $— | $41,130 | Verified |
| 2023 | $1,372,724 | — | — | — | $2,075,375 ! | $— | $37,549 | Verified |
| 2022 | $1,372,758 | — | — | −$79,525 | $1,293,233 | $— | $27,110 | Verified |
| 2021 | $1,300,676 | — | — | −$7,443 | $1,293,233 | $— | $29,881 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +47.3% | +20.0% | 81.5% | Not available | Partial |
| 2025 | +1.3% | +1.3% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | +51.2% | +51.2% | ~100% | 1.8100% | Verified |
| 2022 | -0.0% | -0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.3000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +53.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.0% | +11.4% | +13.0% | +51.2% | 2024 | -1.0% | 2026 |
| Assessment Ratio | 100.0% | 107.3% | — | 151.2% | 2023 | 94.2% | 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 |
$43,028 | $35,740 | ~$54,860 | $43,028 | 2025 | $27,110 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,370,764 | ~$2,312,795 | ~2.0139% | ~$46,578 | +12.8% |
| 2027 | ~$2,673,204 | ~$2,544,075 | ~1.9814% | ~$50,408 | +27.1% |
| 2028 | ~$3,014,227 | ~$2,798,482 | ~1.9488% | ~$54,538 | +43.4% |
| 2029 | ~$3,398,755 | ~$3,078,330 | ~1.9163% | ~$58,990 | +61.6% |
| 2030 | ~$3,832,337 | ~$3,386,163 | ~1.8837% | ~$63,787 | +82.3% |
| 2026 | ~$2,328,713 | ~$2,312,795 | ~2.0465% | ~$47,331 | +10.8% |
| 2027 | ~$2,579,215 | ~$2,544,075 | ~2.0465% | ~$52,064 | +22.7% |
| 2028 | ~$2,856,663 | ~$2,798,482 | ~2.0465% | ~$57,271 | +35.9% |
| 2029 | ~$3,163,957 | ~$3,078,330 | ~2.0465% | ~$62,998 | +50.5% |
| 2030 | ~$3,504,306 | ~$3,386,163 | ~2.0465% | ~$69,297 | +66.7% |
| 2026 | ~$2,412,815 | ~$2,312,795 | ~1.9977% | ~$46,202 | +14.8% |
| 2027 | ~$2,768,876 | ~$2,544,075 | ~1.9488% | ~$49,580 | +31.7% |
| 2028 | ~$3,177,481 | ~$2,798,482 | ~1.9000% | ~$53,172 | +51.1% |
| 2029 | ~$3,646,385 | ~$3,078,330 | ~1.8512% | ~$56,986 | +73.4% |
| 2030 | ~$4,184,485 | ~$3,386,163 | ~1.8024% | ~$61,031 | +99.0% |
In 2025, this property's market value of $2,102,541 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +48% 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 | $2,102,541 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,075,375 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,372,724 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,372,758 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,300,676 | $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.