3011 N LAMAR BLVD TX 78705
| Owner | TEXAS OPTOMETRIC ASSOCIATION INC |
|---|---|
| Parcel ID | 0217020821 |
| Short ID | 211229 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 6,680 SF |
| Land SF | 9,280 SF |
| Acres | 0.213 |
| Year Built | 1974 |
| Legal | LOT 2 OLT 72&75 DIV D GOLDEN SUBD |
| Neighborhood | 53CEN |
| Land | $946,560 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $946,560 |
| Improvement | $1,253,440 |
|---|---|
| Total Improvement | $1,253,440 |
| Market | $2,200,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,200,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,200,000 |
| Taxable Value | $2,200,000 |
|---|
Appreciation: Market value has fallen -13.7% from $2,550,000 (2021) to $2,200,000 (2025), a CAGR of -3.6% over 4 years. Growth has been relatively flat for this asset class. 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 lagged 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 $45,023. 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 43% of market value ($946,560 land vs $1,253,440 improvements), about $102/SF of land. Most value sits in the improvements, so building condition, age (~52 yrs), and rent roll drive the underwriting.
Submarket Position: At $2,200,000, 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 -3.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,829,262 by 2030, with an estimated annual tax burden around $34,459. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 3,493 SF | ✓ |
| 487 | PARKING UNDER | 3,372 SF | ✓ |
| 2ND | 2nd Floor | 3,187 SF | ✓ |
| SO | Sketch Only | 520 SF | ✗ |
| 511 | DECK | 280 SF | ✗ |
| 276 | ELEVATOR COM PAS | 1 SF | ✓ |
| 413 | STAIRWAY EXT | 1 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% | $20,354.40 | $20,354.40 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $11,528.37 | $11,528.37 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $8,268.59 | $8,268.59 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,596.51 | $2,596.51 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,274.80 | $2,274.80 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $45,022.67 | $45,022.67 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,850,000 | $2,200,000 | +29.5% |
| Assessed Value | $2,640,000 | $2,200,000 | +20.0% |
| Land Value | $1,113,600 | $946,560 | +17.6% |
| Improvement Value | $1,736,400 | $1,253,440 | +38.5% |
| Taxable Value | $2,640,000 | $2,200,000 | +20.0% |
| HS Cap Loss | -$210,000 | — | |
| Total Tax 2026 = estimate |
~$54,027
Estimated
|
~$45,023
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,479,687 | $2,850,000 | -629,687 (-18.1%) |
| Taxable Value | $2,640,000 | $2,640,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,850,000 | $1,113,600 | $1,736,400 | −$210,000 | $2,640,000 | $2,640,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,200,000 | $946,560 | $1,253,440 | — | $2,200,000 | $2,200,000 | ~$45,023 | Partial |
| 2024 | $3,300,000 | — | — | −$2,353,440 | $946,560 | $— | $44,591 | Verified |
| 2023 | $3,218,623 | — | — | −$2,272,063 | $946,560 | $— | $59,705 | Verified |
| 2022 | $2,997,616 | — | — | −$2,208,816 | $788,800 | $— | $63,565 | Verified |
| 2021 | $2,550,000 | — | — | −$1,761,200 | $788,800 | $— | $65,248 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +58.2% | +20.0% | 75.9% | Not available | Partial |
| 2025 | -2.2% | -2.2% | ~100% | Not available | Partial |
| 2024 | -31.8% | -31.8% | ~100% | 1.9800% | Verified |
| 2023 | +2.5% | +2.5% | ~100% | 1.8100% | Verified |
| 2022 | +7.4% | +7.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.5600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -26.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +29.5% | +4.7% | -8.0% | +29.5% | 2026 | -33.3% | 2025 |
| Assessment Ratio | 92.6% | 51.3% | — | 100.0% | 2025 | 26.3% | 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 |
$45,023 | $55,626 | ~$38,480 | $65,248 | 2021 | $44,591 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,120,280 | ~$2,120,280 | ~2.0139% | ~$42,701 | -3.6% |
| 2027 | ~$2,043,450 | ~$2,043,450 | ~1.9814% | ~$40,489 | -7.1% |
| 2028 | ~$1,969,403 | ~$1,969,403 | ~1.9488% | ~$38,381 | -10.5% |
| 2029 | ~$1,898,039 | ~$1,898,039 | ~1.9163% | ~$36,372 | -13.7% |
| 2030 | ~$1,829,262 | ~$1,829,262 | ~1.8837% | ~$34,459 | -16.9% |
| 2026 | ~$2,090,000 | ~$2,090,000 | ~2.0465% | ~$42,772 | -5.0% |
| 2027 | ~$1,985,500 | ~$1,985,500 | ~2.0465% | ~$40,633 | -9.8% |
| 2028 | ~$1,886,225 | ~$1,886,225 | ~2.0465% | ~$38,601 | -14.3% |
| 2029 | ~$1,791,914 | ~$1,791,914 | ~2.0465% | ~$36,671 | -18.5% |
| 2030 | ~$1,702,318 | ~$1,702,318 | ~2.0465% | ~$34,838 | -22.6% |
| 2026 | ~$2,164,280 | ~$2,164,280 | ~1.9977% | ~$43,235 | -1.6% |
| 2027 | ~$2,129,141 | ~$2,129,141 | ~1.9488% | ~$41,494 | -3.2% |
| 2028 | ~$2,094,572 | ~$2,094,572 | ~1.9000% | ~$39,797 | -4.8% |
| 2029 | ~$2,060,564 | ~$2,060,564 | ~1.8512% | ~$38,145 | -6.3% |
| 2030 | ~$2,027,108 | ~$2,027,108 | ~1.8024% | ~$36,536 | -7.9% |
In 2025, this property's market value of $2,200,000 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +55% 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 | $2,200,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $3,300,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $3,218,623 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,997,616 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $2,550,000 | $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.