2908 FRUTH ST TX 78705
| Owner | NLX FRUTH LLC |
|---|---|
| Parcel ID | 0217021705 |
| Short ID | 211449 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 1,754 SF |
| Land SF | 11,264 SF |
| Acres | 0.259 |
| Year Built | 1931 |
| Legal | LOT 14-15 BLK 1 OLT 73 DIV D FRUTH ADDN |
| Neighborhood | 59CEN |
| Land | $1,126,400 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,126,400 |
| Improvement | $38,274 |
|---|---|
| Total Improvement | $38,274 |
| Market | $1,164,674 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,164,674 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,164,674 |
| Taxable Value | $1,164,674 |
|---|
Appreciation: Market value has risen +4.4% from $1,115,900 (2021) to $1,164,674 (2025), a CAGR of 1.1% over 4 years. Growth has been relatively flat for this asset class. 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 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 $23,835. 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 97% of market value ($1,126,400 land vs $38,274 improvements), about $100/SF of land. With value concentrated in the land under a ~95-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 $1,164,674, this parcel sits in the lower-middle (25th–50th 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 +1.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,228,650 by 2030, with an estimated annual tax burden around $23,145. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,314 SF | ✓ |
| 511 | DECK | 1,124 SF | ✗ |
| 612C | TERRACE UNCOVERD COMM | 900 SF | ✗ |
| 2ND | 2nd Floor | 440 SF | ✓ |
| 041C | GARAGE ATT 1ST COMM | 440 SF | ✓ |
| UBSMT | Unfinished Basement | 362 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 182 SF | ✗ |
| 251 | BATHROOM | 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% | $10,775.56 | $10,775.56 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,103.09 | $6,103.09 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,377.37 | $4,377.37 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,374.58 | $1,374.58 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,204.27 | $1,204.27 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $23,834.87 | $23,834.87 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,265,950 | $1,164,674 | +8.7% |
| Assessed Value | $1,265,950 | $1,164,674 | +8.7% |
| Land Value | $1,126,400 | $1,126,400 | +0.0% |
| Improvement Value | $139,550 | $38,274 | +264.6% |
| Taxable Value | $1,265,950 | $1,164,674 | +8.7% |
| Total Tax 2026 = estimate |
~$25,907
Estimated
|
~$23,835
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,582,729 | $1,265,950 | -316,779 (-20.0%) |
| Taxable Value | $1,397,609 | $1,265,950 | -131,659 (-9.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,265,950 | $1,126,400 | $139,550 | — | $1,265,950 | $1,265,950 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,164,674 | $1,126,400 | $38,274 | — | $1,164,674 | $1,164,674 | ~$23,835 | Partial |
| 2024 | $1,381,905 | — | — | −$255,505 | $1,126,400 | $— | $23,443 | Verified |
| 2023 | $952,380 | — | — | — | $1,126,400 ! | $— | $25,002 | Verified |
| 2022 | $900,000 | — | — | — | $952,380 ! | $— | $18,809 | Verified |
| 2021 | $1,115,900 | — | — | −$393,786 | $722,114 | $— | $19,590 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +35.9% | +20.0% | 88.3% | Not available | Partial |
| 2025 | -1.5% | -1.5% | ~100% | Not available | Partial |
| 2024 | -15.4% | -15.4% | ~100% | 1.9800% | Verified |
| 2023 | +46.8% | +46.8% | ~100% | 1.7900% | Verified |
| 2022 | +5.8% | +5.8% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.7600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +29.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +8.7% | +4.9% | -0.5% | +45.1% | 2024 | -19.3% | 2022 |
| Assessment Ratio | 100.0% | 95.0% | — | 118.3% | 2023 | 64.7% | 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 |
$23,835 | $22,136 | ~$23,432 | $25,002 | 2023 | $18,809 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,177,197 | ~$1,177,197 | ~2.0139% | ~$23,708 | +1.1% |
| 2027 | ~$1,189,855 | ~$1,189,855 | ~1.9814% | ~$23,576 | +2.2% |
| 2028 | ~$1,202,648 | ~$1,202,648 | ~1.9488% | ~$23,438 | +3.3% |
| 2029 | ~$1,215,580 | ~$1,215,580 | ~1.9163% | ~$23,294 | +4.4% |
| 2030 | ~$1,228,650 | ~$1,228,650 | ~1.8837% | ~$23,145 | +5.5% |
| 2026 | ~$1,153,904 | ~$1,153,904 | ~2.0465% | ~$23,614 | -0.9% |
| 2027 | ~$1,143,233 | ~$1,143,233 | ~2.0465% | ~$23,396 | -1.8% |
| 2028 | ~$1,132,661 | ~$1,132,661 | ~2.0465% | ~$23,180 | -2.7% |
| 2029 | ~$1,122,186 | ~$1,122,186 | ~2.0465% | ~$22,965 | -3.6% |
| 2030 | ~$1,111,809 | ~$1,111,809 | ~2.0465% | ~$22,753 | -4.5% |
| 2026 | ~$1,200,491 | ~$1,200,491 | ~1.9977% | ~$23,982 | +3.1% |
| 2027 | ~$1,237,408 | ~$1,237,408 | ~1.9488% | ~$24,115 | +6.2% |
| 2028 | ~$1,275,462 | ~$1,275,462 | ~1.9000% | ~$24,234 | +9.5% |
| 2029 | ~$1,314,685 | ~$1,314,685 | ~1.8512% | ~$24,337 | +12.9% |
| 2030 | ~$1,355,115 | ~$1,355,115 | ~1.8024% | ~$24,424 | +16.4% |
In 2025, this property's market value of $1,164,674 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -18% below 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 | $1,164,674 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,381,905 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $952,380 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $900,000 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,115,900 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below 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.