103 W 31 ST TX
| Owner | 30TH AND UNIVERSITY SERIES |
|---|---|
| Parcel ID | 0216041201 |
| Short ID | 210366 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 5,083 SF |
| Acres | 0.117 |
| Year Built | — |
| Legal | W50FT OF LOT 8-9 BLK 6 OLT 73 DIV D FRUTH ADDN |
| Neighborhood | Z4000 |
| Land | $508,709 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $508,709 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $460,188 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $460,188 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $460,188 |
| Taxable Value | $460,188 |
|---|
Appreciation: Market value has risen +2.1% from $450,572 (2021) to $460,188 (2025), a CAGR of 0.5% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→2025), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Land/Vacant parcel countywide rose +487.2%, so this parcel has lagged the broader land/vacant 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 $9,418. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 111% of market value ($508,709 land vs $0 improvements), about $100/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $460,188, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant 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 +0.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $472,497 by 2030, with an estimated annual tax burden around $8,901. 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.
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% | $4,257.66 | $4,257.66 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,411.46 | $2,411.46 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,729.59 | $1,729.59 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $543.13 | $543.13 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $475.83 | $475.83 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $9,417.67 | $9,417.67 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $460,188 | $460,188 | +0.0% |
| Assessed Value | $460,188 | $460,188 | +0.0% |
| Land Value | $508,709 | $508,709 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $460,188 | $460,188 | +0.0% |
| Total Tax 2026 = estimate |
~$9,418
Estimated
|
~$9,418
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $508,709 | $460,188 | -48,521 (-9.5%) |
| Taxable Value | $508,709 | $460,188 | -48,521 (-9.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $460,188 | $508,709 | — | — | $460,188 | $460,188 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $460,188 | $508,709 | — | — | $460,188 | $460,188 | ~$9,418 | Partial |
| 2024 | $— | — | — | — | $460,188 | $— | $9,120 | Verified |
| 2023 | $— | — | — | — | $460,188 | $— | $8,326 | Verified |
| 2022 | $— | — | — | — | $460,188 | $— | $9,088 | Verified |
| 2021 | $450,572 | — | — | −$99,572 | $351,000 | $— | $7,640 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +10.5% | +10.5% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.8100% | Verified |
| 2022 | +31.1% | +31.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.7000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +31.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +1.1% | +0.5% | +2.1% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 92.6% | — | 100.0% | 2025 | 77.9% | 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 |
$9,418 | $8,529 | ~$9,110 | $9,418 | 2025 | $7,640 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$462,624 | ~$462,624 | ~2.0139% | ~$9,317 | +0.5% |
| 2027 | ~$465,073 | ~$465,073 | ~1.9814% | ~$9,215 | +1.1% |
| 2028 | ~$467,534 | ~$467,534 | ~1.9488% | ~$9,111 | +1.6% |
| 2029 | ~$470,009 | ~$470,009 | ~1.9163% | ~$9,007 | +2.1% |
| 2030 | ~$472,497 | ~$472,497 | ~1.8837% | ~$8,901 | +2.7% |
| 2026 | ~$453,420 | ~$453,420 | ~2.0465% | ~$9,279 | -1.5% |
| 2027 | ~$446,752 | ~$446,752 | ~2.0465% | ~$9,143 | -2.9% |
| 2028 | ~$440,182 | ~$440,182 | ~2.0465% | ~$9,008 | -4.3% |
| 2029 | ~$433,708 | ~$433,708 | ~2.0465% | ~$8,876 | -5.8% |
| 2030 | ~$427,329 | ~$427,329 | ~2.0465% | ~$8,745 | -7.1% |
| 2026 | ~$471,828 | ~$471,828 | ~1.9977% | ~$9,426 | +2.5% |
| 2027 | ~$483,762 | ~$483,762 | ~1.9488% | ~$9,428 | +5.1% |
| 2028 | ~$495,998 | ~$495,998 | ~1.9000% | ~$9,424 | +7.8% |
| 2029 | ~$508,543 | ~$508,543 | ~1.8512% | ~$9,414 | +10.5% |
| 2030 | ~$521,406 | ~$521,406 | ~1.8024% | ~$9,398 | +13.3% |
In 2025, this property's market value of $460,188 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 5× the county median of $85,028. Land/Vacant here is the broad TCAD category — every land/vacant 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 | $460,188 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | — | $23,000 | $66,000 | $330,000 | — | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $450,572 | $6,000 | $14,480 | $80,000 | ↑ Top 25% | 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.