1502 W BEN WHITE BLVD AUSTIN, TX 78704
| Owner | WITKOWSKI ELAINE R TRUSTEE |
|---|---|
| Parcel ID | 0406090139 |
| Short ID | 308015 |
| Type | Real |
| Use Code | 31 Night Club / Bar |
| Valuation | Income |
| Improvement SF | 2,888 SF |
| Land SF | 14,281 SF |
| Acres | 0.328 |
| Year Built | 1974 |
| Legal | LOT A *RESUB OF PT OF LT 6 BANISTER HEIGHTS |
| Neighborhood | 31CEN |
| Land | $1,428,100 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,428,100 |
| Improvement | $52,886 |
|---|---|
| Total Improvement | $52,886 |
| Market | $1,480,986 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,480,986 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,480,986 |
| Taxable Value | $1,480,986 |
|---|
Appreciation: Market value has risen +59.4% from $928,883 (2021) to $1,480,986 (2025), a CAGR of 12.4% 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 $30,308. 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 96% of market value ($1,428,100 land vs $52,886 improvements), about $100/SF of land. With value concentrated in the land under a ~52-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 $1,480,986, 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 +12.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,653,312 by 2030, with an estimated annual tax burden around $44,930. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,888 SF | ✓ |
| 551 | PAVED AREA | 2,000 SF | ✗ |
| 611 | TERRACE | 778 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% | $13,702.08 | $13,702.08 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $7,760.62 | $7,760.62 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,566.21 | $5,566.21 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,747.90 | $1,747.90 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,531.34 | $1,531.34 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $30,308.15 | $30,308.15 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,484,324 | $1,480,986 | +0.2% |
| Assessed Value | $1,484,324 | $1,480,986 | +0.2% |
| Land Value | $1,428,100 | $1,428,100 | +0.0% |
| Improvement Value | $56,224 | $52,886 | +6.3% |
| Taxable Value | $1,484,324 | $1,480,986 | +0.2% |
| Total Tax 2026 = estimate |
~$30,376
Estimated
|
~$30,308
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,484,324 | $1,484,324 | +0 (+0.0%) |
| Taxable Value | $1,484,324 | $1,484,324 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,484,324 | $1,428,100 | $56,224 | — | $1,484,324 | $1,484,324 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,480,986 | $1,428,100 | $52,886 | — | $1,480,986 | $1,480,986 | ~$30,308 | Partial |
| 2024 | $1,250,000 | — | — | — | $1,428,100 ! | $— | $29,727 | Verified |
| 2023 | $786,477 | — | — | — | $1,250,000 ! | $— | $22,616 | Verified |
| 2022 | $817,808 | — | — | −$246,568 | $571,240 | $— | $15,532 | Verified |
| 2021 | $928,883 | — | — | −$357,643 | $571,240 | $— | $17,801 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.2% | +0.2% | ~100% | Not available | Partial |
| 2025 | -3.4% | -1.3% | ~100% | Not available | Partial |
| 2024 | +22.6% | +20.0% | 97.8% | 1.9400% | Verified |
| 2023 | +58.9% | +58.9% | ~100% | 1.8100% | Verified |
| 2022 | -3.8% | -3.8% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.9200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +81.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.2% | +12.4% | +12.3% | +58.9% | 2024 | -12.0% | 2022 |
| Assessment Ratio | 100.0% | 100.8% | — | 158.9% | 2023 | 61.5% | 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 |
$30,308 | $23,197 | ~$38,642 | $30,308 | 2025 | $15,532 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,664,173 | ~$1,629,085 | ~2.0139% | ~$32,809 | +12.4% |
| 2027 | ~$1,870,019 | ~$1,791,993 | ~1.9814% | ~$35,506 | +26.3% |
| 2028 | ~$2,101,326 | ~$1,971,192 | ~1.9488% | ~$38,415 | +41.9% |
| 2029 | ~$2,361,244 | ~$2,168,312 | ~1.9163% | ~$41,551 | +59.4% |
| 2030 | ~$2,653,312 | ~$2,385,143 | ~1.8837% | ~$44,930 | +79.2% |
| 2026 | ~$1,634,553 | ~$1,629,085 | ~2.0465% | ~$33,339 | +10.4% |
| 2027 | ~$1,804,044 | ~$1,791,993 | ~2.0465% | ~$36,673 | +21.8% |
| 2028 | ~$1,991,110 | ~$1,971,192 | ~2.0465% | ~$40,340 | +34.4% |
| 2029 | ~$2,197,573 | ~$2,168,312 | ~2.0465% | ~$44,374 | +48.4% |
| 2030 | ~$2,425,445 | ~$2,385,143 | ~2.0465% | ~$48,812 | +63.8% |
| 2026 | ~$1,693,793 | ~$1,629,085 | ~1.9977% | ~$32,544 | +14.4% |
| 2027 | ~$1,937,178 | ~$1,791,993 | ~1.9488% | ~$34,923 | +30.8% |
| 2028 | ~$2,215,536 | ~$1,971,192 | ~1.9000% | ~$37,453 | +49.6% |
| 2029 | ~$2,533,892 | ~$2,168,312 | ~1.8512% | ~$40,140 | +71.1% |
| 2030 | ~$2,897,993 | ~$2,385,143 | ~1.8024% | ~$42,989 | +95.7% |
In 2025, this property's market value of $1,480,986 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +4% 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 | $1,480,986 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,250,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $786,477 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $817,808 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $928,883 | $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.