2802 DOWN CV TX 78704
| Owner | BYERS M SCOTT |
|---|---|
| Parcel ID | 0402130204 |
| Short ID | 304237 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 600 SF |
| Land SF | 25,228 SF |
| Acres | 0.579 |
| Year Built | 1983 |
| Legal | IMPS ONLY ON LOT 9 BLK J HORSESHOE BEND SEC 3 AMENDED |
| Neighborhood | L1000 |
| Land | $978,420 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $978,420 |
| Improvement | $406,799 |
|---|---|
| Total Improvement | $406,799 |
| Market | $1,486,262 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,486,262 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,486,262 |
| Exemptions (−) (HS,OV65) | −$420,264 |
|---|---|
| Taxable Value | $1,065,998 |
Appreciation: Market value has risen +62.1% from $917,085 (2021) to $1,486,262 (2025), a CAGR of 12.8% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $21,815. City of Austin is the largest single contributor, at 42.6% 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 66% of market value ($978,420 land vs $406,799 improvements), about $39/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $1,486,262, 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 +12.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,717,707 by 2030, with an estimated annual tax burden around $45,090. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 600 SF | ✓ |
| 511 | DECK | 180 SF | ✗ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 304237 | BYERS M SCOTT MARITAL TRUST | 2802 DOWN CV AUSTIN 78704 | $1,398,234 | $1,398,234 | $973,318 |
| 359383 | SCOTT BYERS ADVERTISING | 2802 DOWN CV 78704 | $112,542 | $112,542 | $112,542 |
Market value changed by 89% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,330.39 | $5,330.39 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,006.51 | $4,006.51 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,208.57 | $1,208.57 | Paid |
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $1,024.26 | $1,024.26 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $934.77 | $934.77 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $12,504.50 | $12,504.50 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,510,776 | $1,486,262 | +1.6% |
| Assessed Value | $1,510,776 | $1,486,262 | +1.6% |
| Land Value | $978,420 | $978,420 | +0.0% |
| Improvement Value | $419,814 | $406,799 | +3.2% |
| Taxable Value | $1,085,860 | $1,065,998 | +1.9% |
| Exemptions | HS,OV65 | HS,OV65 | |
| Total Tax 2026 = estimate |
~$22,222
Estimated
|
~$12,504
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,510,776 | $1,510,776 | +0 (+0.0%) |
| Taxable Value | $1,087,909 | $1,085,860 | -2,049 (-0.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,510,776 | $978,420 | $419,814 | — | $1,510,776 | $1,085,860 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,486,262 | $978,420 | $406,799 | — | $1,486,262 | $1,065,998 | ~$12,504 | Partial |
| 2024 | $2,873,293 | — | — | −$1,523,293 | $1,350,000 | $— | $12,506 | Verified |
| 2023 | $1,827,072 | — | — | — | $2,137,500 ! | $— | $12,117 | Verified |
| 2022 | $1,121,672 | — | — | — | $1,425,000 ! | $— | $14,702 | Verified |
| 2021 | $917,085 | — | — | −$279,585 | $637,500 | $— | $13,478 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +11.4% | +11.4% | ~100% | Not available | Partial |
| 2025 | -4.8% | -4.8% | ~100% | Not available | Partial |
| 2024 | -36.7% | -36.7% | ~100% | 0.6700% | Verified |
| 2023 | +46.9% | +46.9% | ~100% | 0.4200% | Verified |
| 2022 | -89.5% ! | -88.4% | ~100% | 0.7800% | Verified |
| 2021 | base year | — | 90.5% | 1.4700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -90.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.6% | +19.2% | +12.5% | +62.9% | 2023 | -48.3% | 2025 |
| Assessment Ratio | 100.0% | 93.4% | — | 127.0% | 2022 | 47.0% | 2024 |
| 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 |
$12,504 | $13,061 | ~$38,780 | $14,702 | 2022 | $12,117 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,676,937 | ~$1,634,888 | ~2.0139% | ~$32,926 | +12.8% |
| 2027 | ~$1,892,075 | ~$1,798,377 | ~1.9814% | ~$35,633 | +27.3% |
| 2028 | ~$2,134,812 | ~$1,978,215 | ~1.9488% | ~$38,552 | +43.6% |
| 2029 | ~$2,408,691 | ~$2,176,036 | ~1.9163% | ~$41,699 | +62.1% |
| 2030 | ~$2,717,707 | ~$2,393,640 | ~1.8837% | ~$45,090 | +82.9% |
| 2026 | ~$1,647,212 | ~$1,634,888 | ~2.0465% | ~$33,458 | +10.8% |
| 2027 | ~$1,825,592 | ~$1,798,377 | ~2.0465% | ~$36,804 | +22.8% |
| 2028 | ~$2,023,288 | ~$1,978,215 | ~2.0465% | ~$40,484 | +36.1% |
| 2029 | ~$2,242,394 | ~$2,176,036 | ~2.0465% | ~$44,532 | +50.9% |
| 2030 | ~$2,485,227 | ~$2,393,640 | ~2.0465% | ~$48,985 | +67.2% |
| 2026 | ~$1,706,663 | ~$1,634,888 | ~1.9977% | ~$32,660 | +14.8% |
| 2027 | ~$1,959,747 | ~$1,798,377 | ~1.9488% | ~$35,047 | +31.9% |
| 2028 | ~$2,250,361 | ~$1,978,215 | ~1.9000% | ~$37,586 | +51.4% |
| 2029 | ~$2,584,071 | ~$2,176,036 | ~1.8512% | ~$40,283 | +73.9% |
| 2030 | ~$2,967,268 | ~$2,393,640 | ~1.8024% | ~$43,142 | +99.6% |
In 2025, this property's market value of $1,486,262 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +5% 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 | $1,486,262 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,873,293 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,827,072 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,121,672 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $917,085 | $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.