3316 GRANDVIEW ST TX 78705
| Owner | WEST 34TH STREET NEIGHBORHOOD IMPROVEMENT COMPANY LLC |
|---|---|
| Parcel ID | 0218031302 |
| Short ID | 212634 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 8,107 SF |
| Land SF | 26,120 SF |
| Acres | 0.600 |
| Year Built | 1979 |
| Legal | N40' LT 6-8 & E50' LT 9-11 BLK 5 OLT 75 DIV D PENN SUBD BLK 5&6 SMYTH SUBD PLUS ADJ VAC ALLEY |
| Neighborhood | 53CEN |
| Land | $2,612,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,612,000 |
| Improvement | $196,841 |
|---|---|
| Total Improvement | $196,841 |
| Market | $2,808,841 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,808,841 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,808,841 |
| Taxable Value | $2,808,841 |
|---|
Appreciation: Market value has risen +38.8% from $2,024,199 (2021) to $2,808,841 (2025), a CAGR of 8.5% 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 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 $57,483. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Asset Class: Land / Vacant. 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 93% of market value ($2,612,000 land vs $196,841 improvements), about $100/SF of land. With value concentrated in the land under a ~47-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 $2,808,841, 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 +8.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,230,285 by 2030, with an estimated annual tax burden around $79,688. 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.
12 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 9,780 SF | ✗ |
| 2ND | 2nd Floor | 3,563 SF | ✓ |
| 591 | MASONRY TRIM SF | 2,640 SF | ✗ |
| 3RD | 3rd Floor | 2,479 SF | ✓ |
| 1ST | 1st Floor | 2,065 SF | ✓ |
| 487 | PARKING UNDER | 1,385 SF | ✓ |
| SO | Sketch Only | 308 SF | ✗ |
| 611 | TERRACE | 145 SF | ✗ |
| 541 | FENCE COMM LF | 110 SF | ✗ |
| 276 | ELEVATOR COM PAS | 1 SF | ✓ |
| 333 | MECHANICAL RM FV | 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% | $25,987.40 | $25,987.40 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $14,718.80 | $14,718.80 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $10,556.89 | $10,556.89 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,315.08 | $3,315.08 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,904.34 | $2,904.34 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $57,482.51 | $57,482.51 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,823,000 | $2,808,841 | +0.5% |
| Assessed Value | $2,823,000 | $2,808,841 | +0.5% |
| Land Value | $2,612,000 | $2,612,000 | +0.0% |
| Improvement Value | $211,000 | $196,841 | +7.2% |
| Taxable Value | $2,823,000 | $2,808,841 | +0.5% |
| Total Tax 2026 = estimate |
~$57,772
Estimated
|
~$57,483
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,654,035 | $2,823,000 | -831,035 (-22.7%) |
| Taxable Value | $3,370,609 | $2,823,000 | -547,609 (-16.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,823,000 | $2,612,000 | $211,000 | — | $2,823,000 | $2,823,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,808,841 | $2,612,000 | $196,841 | — | $2,808,841 | $2,808,841 | ~$57,483 | Partial |
| 2024 | $3,090,600 | — | — | −$1,228,505 | $1,862,095 | $— | $61,250 | Verified |
| 2023 | $2,568,201 | — | — | −$706,106 | $1,862,095 | $— | $55,917 | Verified |
| 2022 | $2,431,700 | — | — | −$942,024 | $1,489,676 | $— | $50,720 | Verified |
| 2021 | $2,024,199 | — | — | −$534,599 | $1,489,600 | $— | $52,930 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +30.1% | +20.0% | 92.2% | Not available | Partial |
| 2025 | -9.1% | -9.1% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | +20.3% | +20.3% | ~100% | 1.8100% | Verified |
| 2022 | +5.6% | +5.6% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.6100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +15.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.5% | +7.5% | +8.4% | +20.3% | 2024 | -9.1% | 2025 |
| Assessment Ratio | 100.0% | 78.0% | — | 100.0% | 2025 | 60.3% | 2024 |
| 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 |
$57,483 | $55,660 | ~$70,264 | $61,250 | 2024 | $50,720 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,048,566 | ~$3,048,566 | ~2.0139% | ~$61,396 | +8.5% |
| 2027 | ~$3,308,751 | ~$3,308,751 | ~1.9814% | ~$65,559 | +17.8% |
| 2028 | ~$3,591,142 | ~$3,591,142 | ~1.9488% | ~$69,986 | +27.9% |
| 2029 | ~$3,897,634 | ~$3,897,634 | ~1.9163% | ~$74,690 | +38.8% |
| 2030 | ~$4,230,285 | ~$4,230,285 | ~1.8837% | ~$79,688 | +50.6% |
| 2026 | ~$2,992,389 | ~$2,992,389 | ~2.0465% | ~$61,239 | +6.5% |
| 2027 | ~$3,187,932 | ~$3,187,932 | ~2.0465% | ~$65,241 | +13.5% |
| 2028 | ~$3,396,253 | ~$3,396,253 | ~2.0465% | ~$69,504 | +20.9% |
| 2029 | ~$3,618,187 | ~$3,618,187 | ~2.0465% | ~$74,046 | +28.8% |
| 2030 | ~$3,854,624 | ~$3,854,624 | ~2.0465% | ~$78,884 | +37.2% |
| 2026 | ~$3,104,743 | ~$3,089,725 | ~1.9977% | ~$61,722 | +10.5% |
| 2027 | ~$3,431,818 | ~$3,398,698 | ~1.9488% | ~$66,235 | +22.2% |
| 2028 | ~$3,793,348 | ~$3,738,567 | ~1.9000% | ~$71,033 | +35.1% |
| 2029 | ~$4,192,965 | ~$4,112,424 | ~1.8512% | ~$76,129 | +49.3% |
| 2030 | ~$4,634,680 | ~$4,523,667 | ~1.8024% | ~$81,533 | +65.0% |
In 2025, this property's market value of $2,808,841 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 33× 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 | $2,808,841 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $3,090,600 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | $2,568,201 | $25,000 | $71,500 | $271,439 | ↑ Top 25% | +0.0% |
| 2022 | $2,431,700 | $15,000 | $55,000 | $180,463 | ↑ Top 25% | +100.0% |
| 2021 | $2,024,199 | $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.