3909 S LAMAR BLVD TX 78704
| Owner | 3909 SOUTH LAMAR LP |
|---|---|
| Parcel ID | 0404130208 |
| Short ID | 306068 |
| Type | Real |
| Use Code | 83 Service / Repair Garage |
| Valuation | Income |
| Improvement SF | 22,220 SF |
| Land SF | 86,480 SF |
| Acres | 1.985 |
| Year Built | 1988 |
| Legal | LOT 2 L W S ADDN NO 4 |
| Neighborhood | 83CEN |
| Land | $8,085,852 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $8,085,852 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $7,000,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $7,000,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $7,000,000 |
| Taxable Value | $7,000,000 |
|---|
Appreciation: Market value has fallen -0.4% from $7,028,419 (2021) to $7,000,000 (2025), a CAGR of -0.1% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2024→2025), 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.
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 $143,254. 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 116% of market value ($8,085,852 land vs $0 improvements), about $93/SF of land. With value concentrated in the land under a ~38-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 $7,000,000, 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 -0.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,964,638 by 2030, with an estimated annual tax burden around $131,196. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 49,860 SF | ✗ |
| 1ST | 1st Floor | 22,220 SF | ✓ |
| 501 | CANOPY | 1,059 SF | ✗ |
| 611 | TERRACE | 692 SF | ✗ |
| 327 | STORAGE COMM'L | 58 SF | ✓ |
| 437 | FENCE MASON LF | 35 SF | ✗ |
| 541 | FENCE COMM LF | 19 SF | ✗ |
| 482 | LIGHT POLES | 8 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% | $64,764.00 | $64,764.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $36,681.19 | $36,681.19 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $26,309.15 | $26,309.15 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $8,261.61 | $8,261.61 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $7,238.00 | $7,238.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $143,253.95 | $143,253.95 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $7,000,000 | $7,000,000 | +0.0% |
| Assessed Value | $7,000,000 | $7,000,000 | +0.0% |
| Land Value | $8,085,852 | $8,085,852 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $7,000,000 | $7,000,000 | +0.0% |
| Total Tax 2026 = estimate |
~$143,254
Estimated
|
~$143,254
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $10,658,566 | $7,000,000 | -3,658,566 (-34.3%) |
| Taxable Value | $10,658,566 | $7,000,000 | -3,658,566 (-34.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $7,000,000 | $8,085,852 | — | — | $7,000,000 | $7,000,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $7,000,000 | $8,085,852 | — | — | $7,000,000 | $7,000,000 | ~$143,254 | Partial |
| 2024 | $9,686,080 | — | — | −$1,600,228 | $8,085,852 | $— | $180,593 | Verified |
| 2023 | $7,280,913 | — | — | — | $8,085,852 ! | $— | $175,245 | Verified |
| 2022 | $7,047,504 | — | — | −$1,599,283 | $5,448,221 | $— | $143,792 | Verified |
| 2021 | $7,028,419 | — | — | −$1,580,198 | $5,448,221 | $— | $153,402 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +52.3% | +52.3% | ~100% | Not available | Partial |
| 2025 | -23.2% | -23.2% | ~100% | Not available | Partial |
| 2024 | -5.9% | -5.9% | ~100% | 1.9800% | Verified |
| 2023 | +33.0% | +33.0% | ~100% | 1.8100% | Verified |
| 2022 | +3.3% | +3.3% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -0.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +1.8% | -0.1% | +33.0% | 2024 | -27.7% | 2025 |
| Assessment Ratio | 100.0% | 91.6% | — | 111.1% | 2023 | 77.3% | 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 |
$143,254 | $159,257 | ~$136,010 | $180,593 | 2024 | $143,254 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$6,992,913 | ~$6,992,913 | ~2.0139% | ~$140,833 | -0.1% |
| 2027 | ~$6,985,834 | ~$6,985,834 | ~1.9814% | ~$138,416 | -0.2% |
| 2028 | ~$6,978,761 | ~$6,978,761 | ~1.9488% | ~$136,005 | -0.3% |
| 2029 | ~$6,971,696 | ~$6,971,696 | ~1.9163% | ~$133,598 | -0.4% |
| 2030 | ~$6,964,638 | ~$6,964,638 | ~1.8837% | ~$131,196 | -0.5% |
| 2026 | ~$6,852,913 | ~$6,852,913 | ~2.0465% | ~$140,244 | -2.1% |
| 2027 | ~$6,708,917 | ~$6,708,917 | ~2.0465% | ~$137,297 | -4.2% |
| 2028 | ~$6,567,947 | ~$6,567,947 | ~2.0465% | ~$134,412 | -6.2% |
| 2029 | ~$6,429,938 | ~$6,429,938 | ~2.0465% | ~$131,588 | -8.1% |
| 2030 | ~$6,294,830 | ~$6,294,830 | ~2.0465% | ~$128,823 | -10.1% |
| 2026 | ~$7,132,913 | ~$7,132,913 | ~1.9977% | ~$142,492 | +1.9% |
| 2027 | ~$7,268,350 | ~$7,268,350 | ~1.9488% | ~$141,648 | +3.8% |
| 2028 | ~$7,406,359 | ~$7,406,359 | ~1.9000% | ~$140,722 | +5.8% |
| 2029 | ~$7,546,988 | ~$7,546,988 | ~1.8512% | ~$139,709 | +7.8% |
| 2030 | ~$7,690,287 | ~$7,690,287 | ~1.8024% | ~$138,608 | +9.9% |
In 2025, this property's market value of $7,000,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 5× 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 | $7,000,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $9,686,080 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $7,280,913 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $7,047,504 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $7,028,419 | $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.