3908 W BRAKER LN TX 78759
| Owner | MOREHEAD SUSAN & KATHERINE MANNINEN & |
|---|---|
| Parcel ID | 0254030101 |
| Short ID | 547985 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 7,407 SF |
| Land SF | 89,298 SF |
| Acres | 2.050 |
| Year Built | 1997 |
| Legal | LOT 2 BLK B STONELAKE SEC 1 |
| Neighborhood | 32NWE |
| Land | $4,464,900 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,464,900 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $4,464,900 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,464,900 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $4,464,900 |
| Taxable Value | $4,464,900 |
|---|
Appreciation: Market value has risen +13.7% from $3,928,000 (2021) to $4,464,900 (2025), a CAGR of 3.3% 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 $91,374. 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 100% of market value ($4,464,900 land vs $0 improvements), about $50/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $4,464,900, this parcel sits in the top quartile (≥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 +3.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,240,371 by 2030, with an estimated annual tax burden around $98,715. 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 | 35,000 SF | ✗ |
| 1ST | 1st Floor | 7,407 SF | ✓ |
| 511 | DECK | 3,366 SF | ✗ |
| 501 | CANOPY | 570 SF | ✗ |
| 482 | LIGHT POLES | 7 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% | $41,309.25 | $41,309.25 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $23,396.84 | $23,396.84 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $16,781.10 | $16,781.10 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $5,269.61 | $5,269.61 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,616.71 | $4,616.71 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $91,373.51 | $91,373.51 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,550,000 | $4,464,900 | +1.9% |
| Assessed Value | $4,550,000 | $4,464,900 | +1.9% |
| Land Value | $4,464,900 | $4,464,900 | +0.0% |
| Improvement Value | $85,100 | — | — |
| Taxable Value | $4,550,000 | $4,464,900 | +1.9% |
| Total Tax 2026 = estimate |
~$93,115
Estimated
|
~$91,374
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,550,000 | $4,550,000 | +0 (+0.0%) |
| Taxable Value | $4,550,000 | $4,550,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,550,000 | $4,464,900 | $85,100 | — | $4,550,000 | $4,550,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,464,900 | $4,464,900 | — | — | $4,464,900 | $4,464,900 | ~$91,374 | Partial |
| 2024 | $4,000,000 | — | — | — | $4,195,964 ! | $— | $83,156 | Verified |
| 2023 | $3,833,695 | — | — | — | $4,000,000 ! | $— | $72,370 | Verified |
| 2022 | $3,600,000 | — | — | — | $3,833,695 ! | $— | $75,713 | Verified |
| 2021 | $3,928,000 | — | — | −$802,570 | $3,125,430 | $— | $78,360 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.9% | +1.9% | ~100% | Not available | Partial |
| 2025 | -8.1% | -7.0% | ~100% | Not available | Partial |
| 2024 | +21.4% | +20.0% | 98.8% | 1.7100% | Verified |
| 2023 | +4.3% | +4.3% | ~100% | 1.8100% | Verified |
| 2022 | +6.5% | +6.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.9900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +24.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.9% | +3.2% | +2.9% | +11.6% | 2025 | -8.4% | 2022 |
| Assessment Ratio | 100.0% | 99.2% | — | 106.5% | 2022 | 79.6% | 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 |
$91,374 | $80,195 | ~$95,785 | $91,374 | 2025 | $72,370 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,610,222 | ~$4,610,222 | ~2.0139% | ~$92,847 | +3.3% |
| 2027 | ~$4,760,273 | ~$4,760,273 | ~1.9814% | ~$94,319 | +6.6% |
| 2028 | ~$4,915,208 | ~$4,915,208 | ~1.9488% | ~$95,790 | +10.1% |
| 2029 | ~$5,075,186 | ~$5,075,186 | ~1.9163% | ~$97,255 | +13.7% |
| 2030 | ~$5,240,371 | ~$5,240,371 | ~1.8837% | ~$98,715 | +17.4% |
| 2026 | ~$4,520,924 | ~$4,520,924 | ~2.0465% | ~$92,520 | +1.3% |
| 2027 | ~$4,577,650 | ~$4,577,650 | ~2.0465% | ~$93,681 | +2.5% |
| 2028 | ~$4,635,088 | ~$4,635,088 | ~2.0465% | ~$94,856 | +3.8% |
| 2029 | ~$4,693,248 | ~$4,693,248 | ~2.0465% | ~$96,047 | +5.1% |
| 2030 | ~$4,752,136 | ~$4,752,136 | ~2.0465% | ~$97,252 | +6.4% |
| 2026 | ~$4,699,520 | ~$4,699,520 | ~1.9977% | ~$93,881 | +5.3% |
| 2027 | ~$4,946,468 | ~$4,946,468 | ~1.9488% | ~$96,399 | +10.8% |
| 2028 | ~$5,206,393 | ~$5,206,393 | ~1.9000% | ~$98,922 | +16.6% |
| 2029 | ~$5,479,976 | ~$5,479,976 | ~1.8512% | ~$101,445 | +22.7% |
| 2030 | ~$5,767,935 | ~$5,767,935 | ~1.8024% | ~$103,960 | +29.2% |
In 2025, this property's market value of $4,464,900 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 3× 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 | $4,464,900 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $4,000,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $3,833,695 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $3,600,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $3,928,000 | $517,750 | $1,142,600 | $2,780,453 | ↑ 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.