2820 S LAMAR BLVD TX 78704
| Owner | 2820 S LAMAR LLC |
|---|---|
| Parcel ID | 0401090130 |
| Short ID | 303289 |
| Type | Real |
| Use Code | 30 Strip Center (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 4,950 SF |
| Land SF | 22,389 SF |
| Acres | 0.514 |
| Year Built | 1982 |
| Legal | LOT A MORRIS DON SUBD |
| Neighborhood | 30CEN |
| Land | $2,910,570 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,910,570 |
| Improvement | $81,654 |
|---|---|
| Total Improvement | $81,654 |
| Market | $2,992,224 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,992,224 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,992,224 |
| Taxable Value | $2,992,224 |
|---|
Appreciation: Market value has risen +55.1% from $1,929,728 (2021) to $2,992,224 (2025), a CAGR of 11.6% 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 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 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $61,235. 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 97% of market value ($2,910,570 land vs $81,654 improvements), about $130/SF of land. With value concentrated in the land under a ~44-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 $2,992,224, 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 +11.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,177,458 by 2030, with an estimated annual tax burden around $90,778. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 19,500 SF | ✗ |
| 1ST | 1st Floor | 4,950 SF | ✓ |
| 501 | CANOPY | 861 SF | ✗ |
| 611 | TERRACE | 606 SF | ✗ |
| 541 | FENCE COMM LF | 100 SF | ✗ |
| 482 | LIGHT POLES | 3 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% | $27,684.06 | $27,684.06 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $15,679.76 | $15,679.76 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $11,246.12 | $11,246.12 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,531.51 | $3,531.51 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,093.96 | $3,093.96 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $61,235.41 | $61,235.41 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,996,599 | $2,992,224 | +0.1% |
| Assessed Value | $2,996,599 | $2,992,224 | +0.1% |
| Land Value | $2,910,570 | $2,910,570 | +0.0% |
| Improvement Value | $86,029 | $81,654 | +5.4% |
| Taxable Value | $2,996,599 | $2,992,224 | +0.1% |
| Total Tax 2026 = estimate |
~$61,325
Estimated
|
~$61,235
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,996,599 | $2,996,599 | +0 (+0.0%) |
| Taxable Value | $2,996,599 | $2,996,599 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,996,599 | $2,910,570 | $86,029 | — | $2,996,599 | $2,996,599 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,992,224 | $2,910,570 | $81,654 | — | $2,992,224 | $2,992,224 | ~$61,235 | Partial |
| 2024 | $3,075,000 | — | — | −$164,430 | $2,910,570 | $— | $60,891 | Verified |
| 2023 | $2,018,991 | — | — | — | $2,910,570 ! | $— | $55,634 | Verified |
| 2022 | $2,018,991 | — | — | −$115,926 | $1,903,065 | $— | $39,874 | Verified |
| 2021 | $1,929,728 | — | — | −$26,663 | $1,903,065 | $— | $43,947 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.1% | +0.1% | ~100% | Not available | Partial |
| 2025 | -2.6% | -2.6% | ~100% | Not available | Partial |
| 2024 | -0.1% | -0.1% | ~100% | 1.9800% | Verified |
| 2023 | +52.3% | +52.3% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +48.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.1% | +10.9% | +11.6% | +52.3% | 2024 | -2.7% | 2025 |
| Assessment Ratio | 100.0% | 105.3% | — | 144.2% | 2023 | 94.3% | 2022 |
| 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 |
$61,235 | $52,316 | ~$78,074 | $61,235 | 2025 | $39,874 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,339,017 | ~$3,291,446 | ~2.0139% | ~$66,288 | +11.6% |
| 2027 | ~$3,726,002 | ~$3,620,591 | ~1.9814% | ~$71,738 | +24.5% |
| 2028 | ~$4,157,838 | ~$3,982,650 | ~1.9488% | ~$77,615 | +39.0% |
| 2029 | ~$4,639,724 | ~$4,380,915 | ~1.9163% | ~$83,951 | +55.1% |
| 2030 | ~$5,177,458 | ~$4,819,007 | ~1.8837% | ~$90,778 | +73.0% |
| 2026 | ~$3,279,172 | ~$3,279,172 | ~2.0465% | ~$67,108 | +9.6% |
| 2027 | ~$3,593,638 | ~$3,593,638 | ~2.0465% | ~$73,543 | +20.1% |
| 2028 | ~$3,938,261 | ~$3,938,261 | ~2.0465% | ~$80,596 | +31.6% |
| 2029 | ~$4,315,933 | ~$4,315,933 | ~2.0465% | ~$88,325 | +44.2% |
| 2030 | ~$4,729,822 | ~$4,729,822 | ~2.0465% | ~$96,795 | +58.1% |
| 2026 | ~$3,398,861 | ~$3,291,446 | ~1.9977% | ~$65,752 | +13.6% |
| 2027 | ~$3,860,760 | ~$3,620,591 | ~1.9488% | ~$70,560 | +29.0% |
| 2028 | ~$4,385,429 | ~$3,982,650 | ~1.9000% | ~$75,671 | +46.6% |
| 2029 | ~$4,981,400 | ~$4,380,915 | ~1.8512% | ~$81,099 | +66.5% |
| 2030 | ~$5,658,363 | ~$4,819,007 | ~1.8024% | ~$86,856 | +89.1% |
In 2025, this property's market value of $2,992,224 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +111% 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 | $2,992,224 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $3,075,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,018,991 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,018,991 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,929,728 | $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.