3940 S LAMAR BLVD TX 78704
| Owner | LCFRE AUSTIN BRODIE OAKS LLC |
|---|---|
| Parcel ID | 0407180109 |
| Short ID | 310469 |
| Type | Real |
| Use Code | 41 Community Shopping Center |
| Valuation | Income |
| Improvement SF | 64,473 SF |
| Land SF | 287,496 SF |
| Acres | 6.600 |
| Year Built | 1984 |
| Legal | LOT B BARTON CREEK PLAZA |
| Neighborhood | 41CEN |
| Land | $21,993,444 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $21,993,444 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $21,993,444 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $21,993,444 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $21,993,444 |
| Taxable Value | $21,993,444 |
|---|
Appreciation: Market value has risen +24.3% from $17,700,000 (2021) to $21,993,444 (2025), a CAGR of 5.6% over 4 years. This represents moderate, steady growth. 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 $450,093. 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 100% of market value ($21,993,444 land vs $0 improvements), about $76/SF of land. With value concentrated in the land under a ~42-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 $21,993,444, 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 +5.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $28,853,149 by 2030, with an estimated annual tax burden around $543,519. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 141,743 SF | ✗ |
| 1ST | 1st Floor | 64,473 SF | ✓ |
| 611 | TERRACE | 12,244 SF | ✗ |
| 501 | CANOPY | 7,856 SF | ✗ |
| 482 | LIGHT POLES | 5 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% | $203,483.34 | $203,483.34 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $115,249.39 | $115,249.39 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $82,661.26 | $82,661.26 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $25,957.32 | $25,957.32 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $22,741.22 | $22,741.22 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $450,092.53 | $450,092.53 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $22,639,766 | $21,993,444 | +2.9% |
| Assessed Value | $22,639,766 | $21,993,444 | +2.9% |
| Land Value | $21,993,444 | $21,993,444 | +0.0% |
| Improvement Value | $646,322 | — | — |
| Taxable Value | $22,639,766 | $21,993,444 | +2.9% |
| Total Tax 2026 = estimate |
~$463,319
Estimated
|
~$450,093
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $23,286,088 | $22,639,766 | -646,322 (-2.8%) |
| Taxable Value | $23,286,088 | $22,639,766 | -646,322 (-2.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $22,639,766 | $21,993,444 | $646,322 | — | $22,639,766 | $22,639,766 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $21,993,444 | $21,993,444 | — | — | $21,993,444 | $21,993,444 | ~$450,093 | Partial |
| 2024 | $21,637,411 | — | — | — | $21,993,444 ! | $— | $430,677 | Verified |
| 2023 | $17,594,899 | — | — | — | $22,805,000 ! | $— | $392,625 | Verified |
| 2022 | $15,465,488 | — | — | — | $17,249,760 ! | $— | $348,625 | Verified |
| 2021 | $17,700,000 | — | — | −$1,423,002 | $16,276,998 | $— | $337,484 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +5.9% | +5.9% | ~100% | Not available | Partial |
| 2025 | -3.5% | -3.5% | ~100% | Not available | Partial |
| 2024 | -0.1% | -0.1% | ~100% | 1.8900% | Verified |
| 2023 | +21.6% | +21.6% | ~100% | 1.7200% | Verified |
| 2022 | +15.2% | +15.2% | ~100% | 1.8600% | Verified |
| 2021 | base year | — | ~100% | 1.9100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +35.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +2.9% | +5.7% | +5.0% | +23.0% | 2024 | -12.6% | 2022 |
| Assessment Ratio | 100.0% | 105.8% | — | 129.6% | 2023 | 92.0% | 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 |
$450,093 | $391,901 | ~$505,012 | $450,093 | 2025 | $337,484 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$23,220,589 | ~$23,220,589 | ~2.0139% | ~$467,648 | +5.6% |
| 2027 | ~$24,516,204 | ~$24,516,204 | ~1.9814% | ~$485,761 | +11.5% |
| 2028 | ~$25,884,109 | ~$25,884,109 | ~1.9488% | ~$504,440 | +17.7% |
| 2029 | ~$27,328,338 | ~$27,328,338 | ~1.9163% | ~$523,690 | +24.3% |
| 2030 | ~$28,853,149 | ~$28,853,149 | ~1.8837% | ~$543,519 | +31.2% |
| 2026 | ~$22,780,720 | ~$22,780,720 | ~2.0465% | ~$466,204 | +3.6% |
| 2027 | ~$23,596,178 | ~$23,596,178 | ~2.0465% | ~$482,892 | +7.3% |
| 2028 | ~$24,440,826 | ~$24,440,826 | ~2.0465% | ~$500,178 | +11.1% |
| 2029 | ~$25,315,708 | ~$25,315,708 | ~2.0465% | ~$518,082 | +15.1% |
| 2030 | ~$26,221,908 | ~$26,221,908 | ~2.0465% | ~$536,627 | +19.2% |
| 2026 | ~$23,660,458 | ~$23,660,458 | ~1.9977% | ~$472,656 | +7.6% |
| 2027 | ~$25,453,825 | ~$25,453,825 | ~1.9488% | ~$496,054 | +15.7% |
| 2028 | ~$27,383,122 | ~$27,383,122 | ~1.9000% | ~$520,284 | +24.5% |
| 2029 | ~$29,458,652 | ~$29,458,652 | ~1.8512% | ~$545,337 | +33.9% |
| 2030 | ~$31,691,499 | ~$31,691,499 | ~1.8024% | ~$571,198 | +44.1% |
In 2025, this property's market value of $21,993,444 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 16× 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 | $21,993,444 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $21,637,411 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $17,594,899 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $15,465,488 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $17,700,000 | $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.