3809 S 2 ST B-1 TX 78704
| Owner | AMP SOUTH SECOND LLC |
|---|---|
| Parcel ID | 0407060703 |
| Short ID | 553403 |
| Type | Real |
| Use Code | 23 Small Office Condo |
| Valuation | Income |
| Improvement SF | 6,612 SF |
| Land SF | 21,667 SF |
| Acres | 0.497 |
| Year Built | 1983 |
| Legal | UNT 1 BLD B BANISTER PLACE PROFESSIONAL CENTER PLUS 25% INTEREST IN COMMON AREA |
| Neighborhood | 23SC03 |
| Land | $1,083,363 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,083,363 |
| Improvement | $905,492 |
|---|---|
| Total Improvement | $905,492 |
| Market | $1,988,855 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,988,855 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,988,855 |
| Taxable Value | $1,988,855 |
|---|
Appreciation: Market value has risen +32.9% from $1,496,564 (2021) to $1,988,855 (2025), a CAGR of 7.4% over 4 years. This represents moderate, steady growth. 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 $40,702. 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 54% of market value ($1,083,363 land vs $905,492 improvements), about $50/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $1,988,855, 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 +7.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,837,840 by 2030, with an estimated annual tax burden around $53,458. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 6,612 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% | $18,400.89 | $18,400.89 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $10,421.94 | $10,421.94 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,475.01 | $7,475.01 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,347.31 | $2,347.31 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,056.48 | $2,056.48 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $40,701.63 | $40,701.63 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $985,860 | $1,988,855 | -50.4% |
| Assessed Value | $985,860 | $1,988,855 | -50.4% |
| Land Value | $1,083,363 | $1,083,363 | +0.0% |
| Improvement Value | — | $905,492 | — |
| Taxable Value | $985,860 | $1,988,855 | -50.4% |
| Total Tax 2026 = estimate |
~$20,175
Estimated
|
~$40,702
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,083,363 | $985,860 | -97,503 (-9.0%) |
| Taxable Value | $1,083,363 | $985,860 | -97,503 (-9.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $985,860 | $1,083,363 | — | — | $985,860 | $985,860 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,988,855 | $1,083,363 | $905,492 | — | $1,988,855 | $1,988,855 | ~$40,702 | Partial |
| 2024 | $1,779,214 | — | — | — | $2,025,000 ! | $— | $40,132 | Verified |
| 2023 | $1,540,500 | — | — | −$782,146 | $758,354 | $— | $32,190 | Verified |
| 2022 | $1,500,000 | — | — | −$849,982 | $650,018 | $— | $30,424 | Verified |
| 2021 | $1,496,564 | — | — | −$846,546 | $650,018 | $— | $32,650 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -45.5% | -45.5% | ~100% | Not available | Partial |
| 2025 | -1.8% | -1.8% | ~100% | Not available | Partial |
| 2024 | +13.8% | +13.8% | ~100% | 1.9800% | Verified |
| 2023 | +15.5% | +15.5% | ~100% | 1.8100% | Verified |
| 2022 | +2.7% | +2.7% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +32.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -50.4% | -4.0% | +29.2% | +15.5% | 2024 | -50.4% | 2026 |
| Assessment Ratio | 100.0% | 75.0% | — | 113.8% | 2024 | 43.3% | 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 |
$40,702 | $35,220 | ~$48,103 | $40,702 | 2025 | $30,424 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,135,404 | ~$2,135,404 | ~2.0139% | ~$43,006 | +7.4% |
| 2027 | ~$2,292,752 | ~$2,292,752 | ~1.9814% | ~$45,428 | +15.3% |
| 2028 | ~$2,461,694 | ~$2,461,694 | ~1.9488% | ~$47,974 | +23.8% |
| 2029 | ~$2,643,084 | ~$2,643,084 | ~1.9163% | ~$50,649 | +32.9% |
| 2030 | ~$2,837,840 | ~$2,837,840 | ~1.8837% | ~$53,458 | +42.7% |
| 2026 | ~$2,095,627 | ~$2,095,627 | ~2.0465% | ~$42,887 | +5.4% |
| 2027 | ~$2,208,131 | ~$2,208,131 | ~2.0465% | ~$45,189 | +11.0% |
| 2028 | ~$2,326,675 | ~$2,326,675 | ~2.0465% | ~$47,615 | +17.0% |
| 2029 | ~$2,451,583 | ~$2,451,583 | ~2.0465% | ~$50,171 | +23.3% |
| 2030 | ~$2,583,197 | ~$2,583,197 | ~2.0465% | ~$52,865 | +29.9% |
| 2026 | ~$2,175,181 | ~$2,175,181 | ~1.9977% | ~$43,453 | +9.4% |
| 2027 | ~$2,378,963 | ~$2,378,963 | ~1.9488% | ~$46,362 | +19.6% |
| 2028 | ~$2,601,837 | ~$2,601,837 | ~1.9000% | ~$49,435 | +30.8% |
| 2029 | ~$2,845,591 | ~$2,845,591 | ~1.8512% | ~$52,677 | +43.1% |
| 2030 | ~$3,112,180 | ~$3,112,180 | ~1.8024% | ~$56,093 | +56.5% |
In 2025, this property's market value of $1,988,855 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +40% 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 | $1,988,855 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,779,214 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,540,500 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,500,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,496,564 | $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.