2605 S LAMAR BLVD TX 78704
| Owner | MATTS EL RANCHO PROPERTIES LLC |
|---|---|
| Parcel ID | 0401091009 |
| Short ID | 303423 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 1,500 SF |
| Land SF | 44,170 SF |
| Acres | 1.014 |
| Year Built | 1985 |
| Legal | LOT 2 EL RANCHO SUBD |
| Neighborhood | 53SCN |
| Land | $4,306,575 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,306,575 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $3,740,023 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,740,023 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,740,023 |
| Taxable Value | $3,740,023 |
|---|
Appreciation: Market value has risen +32.8% from $2,815,839 (2021) to $3,740,023 (2025), a CAGR of 7.4% over 4 years. This represents moderate, steady growth. 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 $76,539. 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 115% of market value ($4,306,575 land vs $0 improvements), about $98/SF of land. With value concentrated in the land under a ~41-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 $3,740,023, 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 +7.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,332,825 by 2030, with an estimated annual tax burden around $100,457. 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 | 8,000 SF | ✗ |
| 1ST | 1st Floor | 1,500 SF | ✓ |
| 541 | FENCE COMM LF | 300 SF | ✗ |
| 501 | CANOPY | 89 SF | ✗ |
| 482 | LIGHT POLES | 15 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% | $34,602.69 | $34,602.69 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $19,598.36 | $19,598.36 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $14,056.69 | $14,056.69 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,414.09 | $4,414.09 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,867.18 | $3,867.18 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $76,539.01 | $76,539.01 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,740,023 | $3,740,023 | +0.0% |
| Assessed Value | $3,740,023 | $3,740,023 | +0.0% |
| Land Value | $4,306,575 | $4,306,575 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $3,740,023 | $3,740,023 | +0.0% |
| Total Tax 2026 = estimate |
~$76,539
Estimated
|
~$76,539
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,306,576 | $3,740,023 | -566,553 (-13.2%) |
| Taxable Value | $4,306,576 | $3,740,023 | -566,553 (-13.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,740,023 | $4,306,575 | — | — | $3,740,023 | $3,740,023 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,740,023 | $4,306,575 | — | — | $3,740,023 | $3,740,023 | ~$76,539 | Partial |
| 2024 | $4,306,576 | — | — | −$1 | $4,306,575 | $— | $85,348 | Verified |
| 2023 | $2,985,000 | — | — | — | $4,306,575 ! | $— | $77,917 | Verified |
| 2022 | $2,815,840 | — | — | — | $2,985,000 ! | $— | $58,951 | Verified |
| 2021 | $2,815,839 | — | — | — | $2,815,840 ! | $— | $61,292 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +15.1% | +15.1% | ~100% | Not available | Partial |
| 2025 | -13.2% | -13.2% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | +44.3% | +44.3% | ~100% | 1.8100% | Verified |
| 2022 | +6.0% | +6.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +32.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +7.4% | +7.4% | +44.3% | 2024 | -13.2% | 2025 |
| Assessment Ratio | 100.0% | 108.4% | — | 144.3% | 2023 | 100.0% | 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 |
$76,539 | $72,009 | ~$90,418 | $85,348 | 2024 | $58,951 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,015,049 | ~$4,015,049 | ~2.0139% | ~$80,861 | +7.4% |
| 2027 | ~$4,310,300 | ~$4,310,300 | ~1.9814% | ~$85,404 | +15.2% |
| 2028 | ~$4,627,262 | ~$4,627,262 | ~1.9488% | ~$90,178 | +23.7% |
| 2029 | ~$4,967,533 | ~$4,967,533 | ~1.9163% | ~$95,192 | +32.8% |
| 2030 | ~$5,332,825 | ~$5,332,825 | ~1.8837% | ~$100,457 | +42.6% |
| 2026 | ~$3,940,249 | ~$3,940,249 | ~2.0465% | ~$80,637 | +5.4% |
| 2027 | ~$4,151,194 | ~$4,151,194 | ~2.0465% | ~$84,954 | +11.0% |
| 2028 | ~$4,373,432 | ~$4,373,432 | ~2.0465% | ~$89,502 | +16.9% |
| 2029 | ~$4,607,568 | ~$4,607,568 | ~2.0465% | ~$94,293 | +23.2% |
| 2030 | ~$4,854,239 | ~$4,854,239 | ~2.0465% | ~$99,341 | +29.8% |
| 2026 | ~$4,089,850 | ~$4,089,850 | ~1.9977% | ~$81,701 | +9.4% |
| 2027 | ~$4,472,398 | ~$4,472,398 | ~1.9488% | ~$87,160 | +19.6% |
| 2028 | ~$4,890,728 | ~$4,890,728 | ~1.9000% | ~$92,925 | +30.8% |
| 2029 | ~$5,348,187 | ~$5,348,187 | ~1.8512% | ~$99,005 | +43.0% |
| 2030 | ~$5,848,435 | ~$5,848,435 | ~1.8024% | ~$105,411 | +56.4% |
In 2025, this property's market value of $3,740,023 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +164% 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 | $3,740,023 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $4,306,576 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $2,985,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,815,840 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,815,839 | $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.