11804 N LAMAR BLVD AUSTIN, TX
| Owner | ELLIS & RATHGEBER L L C |
|---|---|
| Parcel ID | 0252200111 |
| Short ID | 503137 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 4,427 SF |
| Land SF | 85,508 SF |
| Acres | 1.963 |
| Year Built | 1965 |
| Legal | LOT 2 RAMZEL SUBD |
| Neighborhood | 59NOR |
| Land | $852,942 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $852,942 |
| Improvement | $271,791 |
|---|---|
| Total Improvement | $271,791 |
| Market | $1,124,733 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,124,733 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,124,733 |
| Taxable Value | $1,124,733 |
|---|
Appreciation: Market value has risen +62.2% from $693,312 (2021) to $1,124,733 (2025), a CAGR of 12.9% over 4 years. This is strong appreciation — well above typical inflation. 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 outpaced the broader commercial market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.2282% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $25,061. Pflugerville ISD is the largest single contributor, at 49.7% 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 76% of market value ($852,942 land vs $271,791 improvements), about $10/SF of land. With value concentrated in the land under a ~61-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 $1,124,733, 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 +12.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,059,209 by 2030, with an estimated annual tax burden around $34,139. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 4,427 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,617 SF | ✗ |
| 581C | STORAGE ATT COMM | 1,602 SF | ✓ |
| 551 | PAVED AREA | 558 SF | ✗ |
| 512C | DECK UNCOVRED COMM | 100 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 49 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 |
|---|---|---|---|---|---|---|---|---|---|
| IPF Pflugerville ISD | 1.3880% | 1.2646% | 1.1092% | 1.1069% | 1.1069% | +0.0000% | $12,449.67 | $12,449.67 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,893.79 | $5,893.79 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,227.25 | $4,227.25 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,327.44 | $1,327.44 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,162.97 | $1,162.97 | Paid |
| Combined Rate | 2.5030% | 2.2429% | 2.0589% | 2.1382% | 2.2282% | +0.0900% | $25,061.12 | $25,061.12 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,382,695 | $1,124,733 | +22.9% |
| Assessed Value | $1,349,680 | $1,124,733 | +20.0% |
| Land Value | $852,942 | $852,942 | +0.0% |
| Improvement Value | $529,753 | $271,791 | +94.9% |
| Taxable Value | $1,349,680 | $1,124,733 | +20.0% |
| HS Cap Loss | -$33,015 | — | |
| Total Tax 2026 = estimate |
~$30,073
Estimated
|
~$25,061
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,382,695 | $1,382,695 | +0 (+0.0%) |
| Taxable Value | $1,349,680 | $1,349,680 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,382,695 | $852,942 | $529,753 | −$33,015 | $1,349,680 | $1,349,680 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,124,733 | $852,942 | $271,791 | — | $1,124,733 | $1,124,733 | ~$25,061 | Partial |
| 2024 | $810,164 | — | — | — | $852,942 ! | $— | $20,788 | Verified |
| 2023 | $866,189 | — | — | −$387,344 | $478,845 | $— | $16,681 | Verified |
| 2022 | $719,693 | — | — | −$240,848 | $478,845 | $— | $19,428 | Verified |
| 2021 | $693,312 | — | — | −$214,467 | $478,845 | $— | $18,014 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +22.9% | +20.0% | 97.6% | Not available | Partial |
| 2025 | -4.5% | +15.7% | ~100% | Not available | Partial |
| 2024 | +45.3% | +20.0% | 82.6% | 1.7700% | Verified |
| 2023 | -6.5% | -6.5% | ~100% | 2.0600% | Verified |
| 2022 | +20.4% | +20.4% | ~100% | 2.2400% | Verified |
| 2021 | base year | — | ~100% | 2.6000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +56.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +22.9% | +15.9% | +8.6% | +38.8% | 2025 | -6.5% | 2024 |
| Assessment Ratio | 97.6% | 82.3% | — | 105.3% | 2024 | 55.3% | 2023 |
| Effective Tax Rate (2025) | 2.2300% | 2.2300% | — | 2.2300% | 2025 | 2.2300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$25,061 | $19,994 | ~$30,350 | $25,061 | 2025 | $16,681 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,269,345 | ~$1,237,206 | ~2.1595% | ~$26,717 | +12.9% |
| 2027 | ~$1,432,550 | ~$1,360,927 | ~2.0908% | ~$28,454 | +27.4% |
| 2028 | ~$1,616,739 | ~$1,497,020 | ~2.0221% | ~$30,271 | +43.7% |
| 2029 | ~$1,824,610 | ~$1,646,722 | ~1.9534% | ~$32,167 | +62.2% |
| 2030 | ~$2,059,209 | ~$1,811,394 | ~1.8847% | ~$34,139 | +83.1% |
| 2026 | ~$1,246,850 | ~$1,237,206 | ~2.2282% | ~$27,567 | +10.9% |
| 2027 | ~$1,382,226 | ~$1,360,927 | ~2.2282% | ~$30,324 | +22.9% |
| 2028 | ~$1,532,300 | ~$1,497,020 | ~2.2282% | ~$33,356 | +36.2% |
| 2029 | ~$1,698,669 | ~$1,646,722 | ~2.2282% | ~$36,692 | +51.0% |
| 2030 | ~$1,883,101 | ~$1,811,394 | ~2.2282% | ~$40,361 | +67.4% |
| 2026 | ~$1,291,839 | ~$1,237,206 | ~2.1251% | ~$26,292 | +14.9% |
| 2027 | ~$1,483,774 | ~$1,360,927 | ~2.0221% | ~$27,519 | +31.9% |
| 2028 | ~$1,704,224 | ~$1,497,020 | ~1.9190% | ~$28,728 | +51.5% |
| 2029 | ~$1,957,429 | ~$1,646,722 | ~1.8160% | ~$29,904 | +74.0% |
| 2030 | ~$2,248,252 | ~$1,811,394 | ~1.7129% | ~$31,028 | +99.9% |
In 2025, this property's market value of $1,124,733 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -21% 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 | $1,124,733 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $810,164 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $866,189 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $719,693 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $693,312 | $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.