1408 W BEN WHITE BLVD AUSTIN, TX 78704
| Owner | FORT VIEW PARTNERS LTD |
|---|---|
| Parcel ID | 0406090147 |
| Short ID | 308023 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 7,874 SF |
| Land SF | 28,946 SF |
| Acres | 0.665 |
| Year Built | 2001 |
| Legal | LOT 4 *LESS 14616 SQ FT BANISTER HEIGHTS |
| Neighborhood | 61CEN |
| Land | $2,894,600 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,894,600 |
| Improvement | $453,148 |
|---|---|
| Total Improvement | $453,148 |
| Market | $3,347,748 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,347,748 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,347,748 |
| Taxable Value | $3,347,748 |
|---|
Appreciation: Market value has risen +91.0% from $1,752,506 (2021) to $3,347,748 (2025), a CAGR of 17.6% 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 $68,511. 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 cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 86% of market value ($2,894,600 land vs $453,148 improvements), about $100/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $3,347,748, 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 +17.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,518,294 by 2030, with an estimated annual tax burden around $101,564. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 10,400 SF | ✗ |
| 1ST | 1st Floor | 7,874 SF | ✓ |
| 881 | COMMCL FINISHOUT | 3,844 SF | ✓ |
| 591 | MASONRY TRIM SF | 560 SF | ✗ |
| 541 | FENCE COMM LF | 370 SF | ✗ |
| 501 | CANOPY | 254 SF | ✗ |
| 611 | TERRACE | 124 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% | $30,973.36 | $30,973.36 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $17,542.77 | $17,542.77 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $12,582.34 | $12,582.34 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,951.11 | $3,951.11 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,461.57 | $3,461.57 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $68,511.15 | $68,511.15 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,277,856 | $3,347,748 | +27.8% |
| Assessed Value | $4,017,298 | $3,347,748 | +20.0% |
| Land Value | $2,894,600 | $2,894,600 | +0.0% |
| Improvement Value | $1,383,256 | $453,148 | +205.3% |
| Taxable Value | $4,017,298 | $3,347,748 | +20.0% |
| HS Cap Loss | -$260,558 | — | |
| Total Tax 2026 = estimate |
~$82,213
Estimated
|
~$68,511
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,700,941 | $4,277,856 | -423,085 (-9.0%) |
| Taxable Value | $4,017,298 | $4,017,298 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,277,856 | $2,894,600 | $1,383,256 | −$260,558 | $4,017,298 | $4,017,298 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,347,748 | $2,894,600 | $453,148 | — | $3,347,748 | $3,347,748 | ~$68,511 | Partial |
| 2024 | $3,000,000 | — | — | −$105,400 | $2,894,600 | $— | $70,826 | Verified |
| 2023 | $1,717,731 | — | — | — | $2,894,600 ! | $— | $54,277 | Verified |
| 2022 | $1,775,000 | — | — | −$617,160 | $1,157,840 | $— | $33,924 | Verified |
| 2021 | $1,752,506 | — | — | −$594,666 | $1,157,840 | $— | $38,636 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +40.4% | +20.0% | 85.5% | Not available | Partial |
| 2025 | -6.3% | -6.3% | ~100% | Not available | Partial |
| 2024 | +19.1% | +19.1% | ~100% | 1.9800% | Verified |
| 2023 | +74.6% | +74.6% | ~100% | 1.8100% | Verified |
| 2022 | -4.3% | -4.3% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +86.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +27.8% | +22.4% | +12.5% | +74.6% | 2024 | -3.2% | 2023 |
| Assessment Ratio | 93.9% | 98.4% | — | 168.5% | 2023 | 65.2% | 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 |
$68,511 | $53,235 | ~$87,351 | $70,826 | 2024 | $33,924 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,935,737 | ~$3,682,523 | ~2.0139% | ~$74,164 | +17.6% |
| 2027 | ~$4,626,999 | ~$4,050,775 | ~1.9814% | ~$80,262 | +38.2% |
| 2028 | ~$5,439,672 | ~$4,455,853 | ~1.9488% | ~$86,837 | +62.5% |
| 2029 | ~$6,395,080 | ~$4,901,438 | ~1.9163% | ~$93,926 | +91.0% |
| 2030 | ~$7,518,294 | ~$5,391,582 | ~1.8837% | ~$101,564 | +124.6% |
| 2026 | ~$3,868,782 | ~$3,682,523 | ~2.0465% | ~$75,362 | +15.6% |
| 2027 | ~$4,470,908 | ~$4,050,775 | ~2.0465% | ~$82,899 | +33.5% |
| 2028 | ~$5,166,748 | ~$4,455,853 | ~2.0465% | ~$91,188 | +54.3% |
| 2029 | ~$5,970,886 | ~$4,901,438 | ~2.0465% | ~$100,307 | +78.4% |
| 2030 | ~$6,900,178 | ~$5,391,582 | ~2.0465% | ~$110,338 | +106.1% |
| 2026 | ~$4,002,692 | ~$3,682,523 | ~1.9977% | ~$73,564 | +19.6% |
| 2027 | ~$4,785,767 | ~$4,050,775 | ~1.9488% | ~$78,943 | +43.0% |
| 2028 | ~$5,722,041 | ~$4,455,853 | ~1.9000% | ~$84,662 | +70.9% |
| 2029 | ~$6,841,485 | ~$4,901,438 | ~1.8512% | ~$90,735 | +104.4% |
| 2030 | ~$8,179,934 | ~$5,391,582 | ~1.8024% | ~$97,176 | +144.3% |
In 2025, this property's market value of $3,347,748 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +136% 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 | $3,347,748 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $3,000,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,717,731 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,775,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,752,506 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above 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.