1804 BRIARCLIFF BLVD TX 78723
| Owner | NEW WAVE CORPORATION |
|---|---|
| Parcel ID | 0224191401 |
| Short ID | 223578 |
| Type | Real |
| Use Code | 30 Strip Center (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 9,149 SF |
| Land SF | 49,000 SF |
| Acres | 1.125 |
| Year Built | 1960 |
| Legal | LOT 2 *RESUB OF BLK B GASTON PLACE |
| Neighborhood | 30CEN |
| Land | $1,225,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,225,000 |
| Improvement | $120,347 |
|---|---|
| Total Improvement | $120,347 |
| Market | $1,345,347 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,345,347 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,345,347 |
| Taxable Value | $1,345,347 |
|---|
Appreciation: Market value has risen +10.8% from $1,213,929 (2021) to $1,345,347 (2025), a CAGR of 2.6% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2022→2023), 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 $27,532. 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 91% of market value ($1,225,000 land vs $120,347 improvements), about $25/SF of land. With value concentrated in the land under a ~66-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 $1,345,347, 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 +2.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,529,803 by 2030, with an estimated annual tax burden around $28,818. 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 | 13,600 SF | ✗ |
| 1ST | 1st Floor | 9,149 SF | ✓ |
| SO | Sketch Only | 3,866 SF | ✗ |
| 501 | CANOPY | 1,738 SF | ✗ |
| 581C | STORAGE ATT COMM | 238 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% | $12,447.15 | $12,447.15 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $7,049.85 | $7,049.85 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,056.42 | $5,056.42 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,587.82 | $1,587.82 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,391.09 | $1,391.09 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $27,532.33 | $27,532.33 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,326,896 | $1,345,347 | -1.4% |
| Assessed Value | $1,326,896 | $1,345,347 | -1.4% |
| Land Value | $1,225,000 | $1,225,000 | +0.0% |
| Improvement Value | $101,896 | $120,347 | -15.3% |
| Taxable Value | $1,326,896 | $1,345,347 | -1.4% |
| Total Tax 2026 = estimate |
~$27,155
Estimated
|
~$27,532
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,352,977 | $1,326,896 | -26,081 (-1.9%) |
| Taxable Value | $1,352,977 | $1,326,896 | -26,081 (-1.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,326,896 | $1,225,000 | $101,896 | — | $1,326,896 | $1,326,896 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,345,347 | $1,225,000 | $120,347 | — | $1,345,347 | $1,345,347 | ~$27,532 | Partial |
| 2024 | $1,401,444 | — | — | −$176,444 | $1,225,000 | $— | $26,638 | Verified |
| 2023 | $1,401,444 | — | — | −$176,444 | $1,225,000 | $— | $25,356 | Verified |
| 2022 | $1,052,297 | — | — | — | $1,225,000 ! | $— | $27,677 | Verified |
| 2021 | $1,213,929 | — | — | −$233,929 | $980,000 | $— | $22,905 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.6% | +0.6% | ~100% | Not available | Partial |
| 2025 | +0.1% | +0.1% | ~100% | Not available | Partial |
| 2024 | -4.1% | -4.1% | ~100% | 1.9800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.8100% | Verified |
| 2022 | +33.2% | +33.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.8900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +27.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.4% | +2.9% | +2.9% | +33.2% | 2023 | -13.3% | 2022 |
| Assessment Ratio | 100.0% | 95.3% | — | 116.4% | 2022 | 80.7% | 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 |
$27,532 | $26,022 | ~$28,314 | $27,677 | 2022 | $22,905 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,380,367 | ~$1,380,367 | ~2.0139% | ~$27,800 | +2.6% |
| 2027 | ~$1,416,299 | ~$1,416,299 | ~1.9814% | ~$28,062 | +5.3% |
| 2028 | ~$1,453,166 | ~$1,453,166 | ~1.9488% | ~$28,320 | +8.0% |
| 2029 | ~$1,490,992 | ~$1,490,992 | ~1.9163% | ~$28,572 | +10.8% |
| 2030 | ~$1,529,803 | ~$1,529,803 | ~1.8837% | ~$28,818 | +13.7% |
| 2026 | ~$1,353,460 | ~$1,353,460 | ~2.0465% | ~$27,698 | +0.6% |
| 2027 | ~$1,361,622 | ~$1,361,622 | ~2.0465% | ~$27,865 | +1.2% |
| 2028 | ~$1,369,833 | ~$1,369,833 | ~2.0465% | ~$28,033 | +1.8% |
| 2029 | ~$1,378,094 | ~$1,378,094 | ~2.0465% | ~$28,202 | +2.4% |
| 2030 | ~$1,386,405 | ~$1,386,405 | ~2.0465% | ~$28,373 | +3.1% |
| 2026 | ~$1,407,274 | ~$1,407,274 | ~1.9977% | ~$28,113 | +4.6% |
| 2027 | ~$1,472,051 | ~$1,472,051 | ~1.9488% | ~$28,688 | +9.4% |
| 2028 | ~$1,539,811 | ~$1,539,811 | ~1.9000% | ~$29,257 | +14.5% |
| 2029 | ~$1,610,689 | ~$1,610,689 | ~1.8512% | ~$29,817 | +19.7% |
| 2030 | ~$1,684,830 | ~$1,684,830 | ~1.8024% | ~$30,367 | +25.2% |
In 2025, this property's market value of $1,345,347 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -5% 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 | $1,345,347 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,401,444 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,401,444 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,052,297 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,213,929 | $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.