3513 COMSOUTH DR TX 78744
| Owner | AUSTIN LYRIC OPERA |
|---|---|
| Parcel ID | 0316100517 |
| Short ID | 530399 |
| Type | Real |
| Use Code | 52 Office Medium (10–35,000 SF) |
| Valuation | Income |
| Improvement SF | 15,838 SF |
| Land SF | 111,731 SF |
| Acres | 2.565 |
| Year Built | 2015 |
| Legal | LOT 4 BLK B COMMERCE CENTER SOUTH SEC 2 SEC AMD OF LTS 3-7 BLK B |
| Neighborhood | 52SEA |
| Land | $558,657 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $558,657 |
| Improvement | $2,209,514 |
|---|---|
| Total Improvement | $2,209,514 |
| Market | $2,768,171 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,768,171 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,768,171 |
| Taxable Value | $2,768,171 |
|---|
Appreciation: Market value has fallen -19.5% from $3,439,000 (2021) to $2,768,171 (2025), a CAGR of -5.3% 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.
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 20% of market value ($558,657 land vs $2,209,514 improvements), about $5/SF of land. Most value sits in the improvements, so building condition, age (~11 yrs), and rent roll drive the underwriting.
Submarket Position: At $2,768,171, this parcel sits in the upper-middle (50th–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 -5.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,110,541 by 2030, with an estimated annual tax burden around $0. 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 | 51,000 SF | ✗ |
| 1ST | 1st Floor | 15,838 SF | ✓ |
| 061C | CARPORT ATT 1ST COMM | 10,496 SF | ✗ |
| 611 | TERRACE | 3,884 SF | ✗ |
| 501 | CANOPY | 812 SF | ✗ |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,062,573 | $2,768,171 | +10.6% |
| Assessed Value | $3,062,573 | $2,768,171 | +10.6% |
| Land Value | $558,657 | $558,657 | +0.0% |
| Improvement Value | $2,503,916 | $2,209,514 | +13.3% |
| Taxable Value | — | — | — |
| Exemptions | — | E | |
| Total Tax | Pending certification | — | |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,062,573 | $3,062,573 | +0 (+0.0%) |
| Taxable Value | — | — | — |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,062,573 | $558,657 | $2,503,916 | — | $3,062,573 | $— | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,768,171 | $558,657 | $2,209,514 | — | $2,768,171 | $— | not in county billing file ⓘ | Partial |
| 2024 | $2,907,621 | — | — | −$2,348,964 | $558,657 | $— | $26,080 | Verified |
| 2023 | $3,311,220 | — | — | −$2,752,563 | $558,657 | $— | $56,773 | Verified |
| 2022 | $3,317,000 | — | — | −$2,758,343 | $558,657 | $— | $71,619 | Verified |
| 2021 | $3,439,000 | — | — | −$2,880,343 | $558,657 | $— | $76,854 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +10.6% | +10.6% | ~100% | Not available | Partial |
| 2025 | -25.6% | -20.7% | ~100% | Not available | Partial |
| 2024 | +27.9% | +20.0% | 93.8% | 0.7000% | Verified |
| 2023 | -12.2% | -12.2% | ~100% | 1.9500% | Verified |
| 2022 | -0.2% | -0.2% | ~100% | 2.1600% | Verified |
| 2021 | base year | — | ~100% | 2.2300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -16.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +10.6% | -2.0% | -7.1% | +10.6% | 2026 | -12.2% | 2024 |
| Assessment Ratio | 100.0% | 44.9% | — | 100.0% | 2025 | 16.2% | 2021 |
|
Effective Tax Rate (2025)
⚑ Billing data available for 2025 only |
— | — | — | — | — | — | — |
| Tax Amount | $26,080 | $57,831 | — | $76,854 | 2021 | $26,080 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,622,002 | ~$2,622,002 | ~0.0000% | ~$0 | -5.3% |
| 2027 | ~$2,483,552 | ~$2,483,552 | ~0.0000% | ~$0 | -10.3% |
| 2028 | ~$2,352,412 | ~$2,352,412 | ~0.0000% | ~$0 | -15.0% |
| 2029 | ~$2,228,197 | ~$2,228,197 | ~0.0000% | ~$0 | -19.5% |
| 2030 | ~$2,110,541 | ~$2,110,541 | ~0.0000% | ~$0 | -23.8% |
| 2026 | ~$2,629,762 | ~$2,629,762 | ~0.0000% | ~$0 | -5.0% |
| 2027 | ~$2,498,274 | ~$2,498,274 | ~0.0000% | ~$0 | -9.8% |
| 2028 | ~$2,373,361 | ~$2,373,361 | ~0.0000% | ~$0 | -14.3% |
| 2029 | ~$2,254,693 | ~$2,254,693 | ~0.0000% | ~$0 | -18.5% |
| 2030 | ~$2,141,958 | ~$2,141,958 | ~0.0000% | ~$0 | -22.6% |
| 2026 | ~$2,677,366 | ~$2,677,366 | ~0.0000% | ~$0 | -3.3% |
| 2027 | ~$2,589,540 | ~$2,589,540 | ~0.0000% | ~$0 | -6.5% |
| 2028 | ~$2,504,594 | ~$2,504,594 | ~0.0000% | ~$0 | -9.5% |
| 2029 | ~$2,422,435 | ~$2,422,435 | ~0.0000% | ~$0 | -12.5% |
| 2030 | ~$2,342,971 | ~$2,342,971 | ~0.0000% | ~$0 | -15.4% |
In 2025, this property's market value of $2,768,171 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +95% above 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 | $2,768,171 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,907,621 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $3,311,220 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $3,317,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $3,439,000 | $517,750 | $1,142,600 | $2,780,453 | ↑ Top 25% | base yr |