3801 S LAMAR BLVD TX 78704
| Owner | 3801 S LAMAR BUILDING |
|---|---|
| Parcel ID | 0404130202 |
| Short ID | 306063 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 8,264 SF |
| Land SF | 39,390 SF |
| Acres | 0.904 |
| Year Built | 1990 |
| Legal | LOT A L W S ADDN NO 3 |
| Neighborhood | 53SCN |
| Land | $3,781,440 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,781,440 |
| Improvement | $1,289,032 |
|---|---|
| Total Improvement | $1,289,032 |
| Market | $5,070,472 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $5,070,472 |
| Value Limitation Adjustment (−) (homestead cap) | −$154,973 |
| Net Appraised (assessed) | $4,915,499 |
| Taxable Value | $4,915,499 |
|---|
Appreciation: Market value has risen +37.7% from $3,681,200 (2021) to $5,070,472 (2025), a CAGR of 8.3% 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 $100,595. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($4,915,499) is $154,973 below market value, suggesting potential for an upward assessment in future years.
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 75% of market value ($3,781,440 land vs $1,289,032 improvements), about $96/SF of land. With value concentrated in the land under a ~36-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 $5,070,472, 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 +8.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,566,101 by 2030, with an estimated annual tax burden around $142,526. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 20,000 SF | ✗ |
| 1ST | 1st Floor | 8,264 SF | ✓ |
| 611 | TERRACE | 1,897 SF | ✗ |
| 501 | CANOPY | 1,421 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% | $45,478.20 | $45,478.20 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $25,758.05 | $25,758.05 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $18,474.66 | $18,474.66 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $5,801.42 | $5,801.42 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $5,082.63 | $5,082.63 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $100,594.96 | $100,594.96 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $5,070,472 | $5,070,472 | +0.0% |
| Assessed Value | $5,070,472 | $4,915,499 | +3.2% |
| Land Value | $3,781,440 | $3,781,440 | +0.0% |
| Improvement Value | $1,289,032 | $1,289,032 | +0.0% |
| Taxable Value | $5,070,472 | $4,915,499 | +3.2% |
| Total Tax 2026 = estimate |
~$103,766
Estimated
|
~$100,595
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $5,539,670 | $5,070,472 | -469,198 (-8.5%) |
| Taxable Value | $5,539,670 | $5,070,472 | -469,198 (-8.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $5,070,472 | $3,781,440 | $1,289,032 | — | $5,070,472 | $5,070,472 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $5,070,472 | $3,781,440 | $1,289,032 | −$154,973 | $4,915,499 | $4,915,499 | ~$100,595 | Partial |
| 2024 | $5,194,910 | — | — | −$1,413,470 | $3,781,440 | $— | $81,180 | Verified |
| 2023 | $3,641,852 | — | — | — | $3,781,440 ! | $— | $93,989 | Verified |
| 2022 | $3,737,000 | — | — | −$979,700 | $2,757,300 | $— | $71,924 | Verified |
| 2021 | $3,681,200 | — | — | −$923,900 | $2,757,300 | $— | $81,342 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +9.3% | +12.7% | ~100% | Not available | Partial |
| 2025 | +23.8% | +20.0% | 96.9% | Not available | Partial |
| 2024 | -23.5% | -23.5% | ~100% | 1.9800% | Verified |
| 2023 | +47.0% | +47.0% | ~100% | 1.7600% | Verified |
| 2022 | -2.5% | -2.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +35.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +7.8% | +8.3% | +42.6% | 2024 | -2.5% | 2023 |
| Assessment Ratio | 100.0% | 87.0% | — | 103.8% | 2023 | 72.8% | 2024 |
| Effective Tax Rate (2025) | 1.9800% | 1.9800% | — | 1.9800% | 2025 | 1.9800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$100,595 | $85,806 | ~$125,748 | $100,595 | 2025 | $71,924 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,493,045 | ~$5,407,049 | ~2.0139% | ~$108,895 | +8.3% |
| 2027 | ~$5,950,835 | ~$5,947,754 | ~1.9814% | ~$117,848 | +17.4% |
| 2028 | ~$6,446,777 | ~$6,446,777 | ~1.9488% | ~$125,637 | +27.1% |
| 2029 | ~$6,984,050 | ~$6,984,050 | ~1.9163% | ~$133,835 | +37.7% |
| 2030 | ~$7,566,101 | ~$7,566,101 | ~1.8837% | ~$142,526 | +49.2% |
| 2026 | ~$5,391,635 | ~$5,391,635 | ~2.0465% | ~$110,339 | +6.3% |
| 2027 | ~$5,733,141 | ~$5,733,141 | ~2.0465% | ~$117,328 | +13.1% |
| 2028 | ~$6,096,278 | ~$6,096,278 | ~2.0465% | ~$124,759 | +20.2% |
| 2029 | ~$6,482,415 | ~$6,482,415 | ~2.0465% | ~$132,662 | +27.8% |
| 2030 | ~$6,893,011 | ~$6,893,011 | ~2.0465% | ~$141,064 | +35.9% |
| 2026 | ~$5,594,454 | ~$5,407,049 | ~1.9977% | ~$108,015 | +10.3% |
| 2027 | ~$6,172,585 | ~$5,947,754 | ~1.9488% | ~$115,912 | +21.7% |
| 2028 | ~$6,810,459 | ~$6,542,529 | ~1.9000% | ~$124,309 | +34.3% |
| 2029 | ~$7,514,251 | ~$7,196,782 | ~1.8512% | ~$133,226 | +48.2% |
| 2030 | ~$8,290,773 | ~$7,916,460 | ~1.8024% | ~$142,684 | +63.5% |
In 2025, this property's market value of $5,070,472 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 4× 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 | $5,070,472 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $5,194,910 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $3,641,852 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $3,737,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $3,681,200 | $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.