2101 W BEN WHITE BLVD TX 78745
| Owner | WC 2101 W BEN WHITE LP |
|---|---|
| Parcel ID | 0408111108 |
| Short ID | 509199 |
| Type | Real |
| Use Code | 43 Strip Center (>10,000 SF) |
| Valuation | Income |
| Improvement SF | 50,973 SF |
| Land SF | 124,756 SF |
| Acres | 2.864 |
| Year Built | 1976 |
| Legal | ABS 769 SUR 1476 TRAMMELL J 2.864 AC |
| Neighborhood | 43SOU |
| Land | $6,362,548 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $6,362,548 |
| Improvement | $607,758 |
|---|---|
| Total Improvement | $607,758 |
| Market | $6,970,306 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $6,970,306 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $6,970,306 |
| Taxable Value | $6,970,306 |
|---|
| Total Due | $188,749.69 |
|---|---|
| First Delinquent | — |
| Cause # | GN26003616 |
Appreciation: Market value has fallen -7.1% from $7,500,000 (2021) to $6,970,306 (2025), a CAGR of -1.8% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→2022), 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 $142,646. 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 91% of market value ($6,362,548 land vs $607,758 improvements), about $51/SF of land. With value concentrated in the land under a ~50-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 $6,970,306, 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 -1.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,360,483 by 2030, with an estimated annual tax burden around $119,815. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $188,749.69 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 110,900 SF | ✗ |
| 1ST | 1st Floor | 50,973 SF | ✓ |
| 491 | SPRINKLER HEADS | 48,524 SF | ✗ |
| 611 | TERRACE | 3,961 SF | ✗ |
| 501 | CANOPY | 1,810 SF | ✗ |
| 541 | FENCE COMM LF | 432 SF | ✗ |
| 482 | LIGHT POLES | 2 SF | ✓ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| City of Austin | 0.4776% | 0.5240% | +3,235 |
| Travis County | 0.3444% | 0.3758% | +2,189 |
| Austin ISD | 0.9505% | 0.9252% | -1,763 |
| Travis Central Health | 0.1080% | 0.1180% | +701 |
| Austin Community College | 0.1013% | 0.1034% | +146 |
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| 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% | $64,489.27 | $— | $64,489.27 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $36,525.59 | $— | $36,525.59 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $26,197.55 | $— | $26,197.55 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $8,226.56 | $— | $8,226.56 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $7,207.30 | $— | $7,207.30 |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $142,646.27 | $0.00 | $142,646.27 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $7,008,907 | $6,970,306 | +0.6% |
| Assessed Value | $7,008,907 | $6,970,306 | +0.6% |
| Land Value | $6,362,548 | $6,362,548 | +0.0% |
| Improvement Value | $646,359 | $607,758 | +6.4% |
| Taxable Value | $7,008,907 | $6,970,306 | +0.6% |
| Total Tax 2026 = estimate |
~$143,436
Estimated
|
$142,646 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $7,008,907 | $7,008,907 | +0 (+0.0%) |
| Taxable Value | $7,008,907 | $7,008,907 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $7,008,907 | $6,362,548 | $646,359 | — | $7,008,907 | $7,008,907 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $6,970,306 | $6,362,548 | $607,758 | — | $6,970,306 | $6,970,306 | $142,646 | Verified |
| 2024 | $7,535,860 | — | — | −$1,173,312 | $6,362,548 | $— | $138,085 | Verified |
| 2023 | $6,834,284 | — | — | −$1,844,050 | $4,990,234 | $— | $136,342 | Verified |
| 2022 | $6,652,988 | — | — | −$2,910,313 | $3,742,675 | $— | $134,972 | Verified |
| 2021 | $7,500,000 | — | — | −$3,757,325 | $3,742,675 | $— | $144,814 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.6% | +0.6% | ~100% | Not available | Partial |
| 2025 | -19.8% | -19.8% | ~100% | 2.0500% | Verified |
| 2024 | +15.4% | +15.4% | ~100% | 1.5900% | Verified |
| 2023 | +10.3% | +10.3% | ~100% | 1.8100% | Verified |
| 2022 | +2.7% | +2.7% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.9300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +4.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.6% | -1.0% | -1.9% | +10.3% | 2024 | -11.3% | 2022 |
| Assessment Ratio | 100.0% | 77.3% | — | 100.0% | 2025 | 49.9% | 2021 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
| Tax Amount | $142,646 | $139,372 | ~$128,701 | $144,814 | 2021 | $134,972 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$6,843,834 | ~$6,843,834 | ~2.0139% | ~$137,830 | -1.8% |
| 2027 | ~$6,719,657 | ~$6,719,657 | ~1.9814% | ~$133,142 | -3.6% |
| 2028 | ~$6,597,734 | ~$6,597,734 | ~1.9488% | ~$128,579 | -5.3% |
| 2029 | ~$6,478,022 | ~$6,478,022 | ~1.9163% | ~$124,138 | -7.1% |
| 2030 | ~$6,360,483 | ~$6,360,483 | ~1.8837% | ~$119,815 | -8.7% |
| 2026 | ~$6,704,428 | ~$6,704,428 | ~2.0465% | ~$137,205 | -3.8% |
| 2027 | ~$6,448,692 | ~$6,448,692 | ~2.0465% | ~$131,972 | -7.5% |
| 2028 | ~$6,202,711 | ~$6,202,711 | ~2.0465% | ~$126,938 | -11.0% |
| 2029 | ~$5,966,113 | ~$5,966,113 | ~2.0465% | ~$122,096 | -14.4% |
| 2030 | ~$5,738,539 | ~$5,738,539 | ~2.0465% | ~$117,438 | -17.7% |
| 2026 | ~$6,983,240 | ~$6,983,240 | ~1.9977% | ~$139,502 | +0.2% |
| 2027 | ~$6,996,199 | ~$6,996,199 | ~1.9488% | ~$136,345 | +0.4% |
| 2028 | ~$7,009,181 | ~$7,009,181 | ~1.9000% | ~$133,176 | +0.6% |
| 2029 | ~$7,022,188 | ~$7,022,188 | ~1.8512% | ~$129,994 | +0.7% |
| 2030 | ~$7,035,219 | ~$7,035,219 | ~1.8024% | ~$126,801 | +0.9% |
In 2025, this property's market value of $6,970,306 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 | $6,970,306 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $7,535,860 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $6,834,284 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $6,652,988 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $7,500,000 | $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.