4303 RUSSELL DR AUSTIN, TX 78704
| Owner | STEW INVESTMENTS LLC |
|---|---|
| Parcel ID | 0408120802 |
| Short ID | 553452 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 3,985 SF |
| Land SF | 16,954 SF |
| Acres | 0.389 |
| Year Built | 1987 |
| Legal | LOT 7 BLK F FORD PLACE 1 |
| Neighborhood | 53SCN |
| Land | $1,695,355 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,695,355 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,625,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,625,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,625,000 |
| Taxable Value | $1,625,000 |
|---|
Appreciation: Market value has risen +56.9% from $1,035,500 (2021) to $1,625,000 (2025), a CAGR of 11.9% 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 $33,255. 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 104% of market value ($1,695,355 land vs $0 improvements), about $100/SF of land. With value concentrated in the land under a ~39-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 $1,625,000, 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 +11.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,854,187 by 2030, with an estimated annual tax burden around $49,299. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 3,985 SF | ✓ |
| 487 | PARKING UNDER | 3,712 SF | ✓ |
| 551 | PAVED AREA | 2,430 SF | ✗ |
| 511 | DECK | 2,358 SF | ✗ |
| 541 | FENCE COMM LF | 140 SF | ✗ |
| 505 | BALCONY | 42 SF | ✓ |
| 276 | ELEVATOR COM PAS | 1 SF | ✓ |
| 413 | STAIRWAY EXT | 1 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% | $15,034.50 | $15,034.50 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $8,515.28 | $8,515.28 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,107.48 | $6,107.48 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,917.87 | $1,917.87 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,680.25 | $1,680.25 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $33,255.38 | $33,255.38 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,695,355 | $1,625,000 | +4.3% |
| Assessed Value | $1,695,355 | $1,625,000 | +4.3% |
| Land Value | $1,695,355 | $1,695,355 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,695,355 | $1,625,000 | +4.3% |
| Total Tax 2026 = estimate |
~$34,695
Estimated
|
~$33,255
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,832,992 | $1,695,355 | -1,137,637 (-40.2%) |
| Taxable Value | $1,950,000 | $1,695,355 | -254,645 (-13.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,695,355 | $1,695,355 | — | — | $1,695,355 | $1,695,355 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,625,000 | $1,695,355 | — | — | $1,625,000 | $1,625,000 | ~$33,255 | Partial |
| 2024 | $1,710,277 | — | — | −$755,277 | $955,000 | $— | $32,204 | Verified |
| 2023 | $1,041,521 | — | — | −$86,521 | $955,000 | $— | $30,943 | Verified |
| 2022 | $1,065,000 | — | — | −$587,500 | $477,500 | $— | $20,569 | Verified |
| 2021 | $1,035,500 | — | — | −$558,000 | $477,500 | $— | $23,182 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +74.3% | +20.0% | 68.8% | Not available | Partial |
| 2025 | -24.4% | -20.8% | ~100% | Not available | Partial |
| 2024 | +16.4% | +11.0% | 95.4% | 1.5000% | Verified |
| 2023 | +73.2% | +73.2% | ~100% | 1.6700% | Verified |
| 2022 | +0.2% | +0.2% | ~100% | 1.9300% | Verified |
| 2021 | base year | — | ~100% | 2.2400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +52.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +4.3% | +12.8% | +11.0% | +64.2% | 2024 | -5.0% | 2025 |
| Assessment Ratio | 100.0% | 73.1% | — | 100.0% | 2025 | 44.8% | 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 |
$33,255 | $28,031 | ~$42,400 | $33,255 | 2025 | $20,569 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,818,776 | ~$1,787,500 | ~2.0139% | ~$35,999 | +11.9% |
| 2027 | ~$2,035,659 | ~$1,966,250 | ~1.9814% | ~$38,959 | +25.3% |
| 2028 | ~$2,278,404 | ~$2,162,875 | ~1.9488% | ~$42,151 | +40.2% |
| 2029 | ~$2,550,097 | ~$2,379,163 | ~1.9163% | ~$45,592 | +56.9% |
| 2030 | ~$2,854,187 | ~$2,617,079 | ~1.8837% | ~$49,299 | +75.6% |
| 2026 | ~$1,786,276 | ~$1,786,276 | ~2.0465% | ~$36,556 | +9.9% |
| 2027 | ~$1,963,558 | ~$1,963,558 | ~2.0465% | ~$40,184 | +20.8% |
| 2028 | ~$2,158,434 | ~$2,158,434 | ~2.0465% | ~$44,172 | +32.8% |
| 2029 | ~$2,372,652 | ~$2,372,652 | ~2.0465% | ~$48,556 | +46.0% |
| 2030 | ~$2,608,130 | ~$2,608,130 | ~2.0465% | ~$53,375 | +60.5% |
| 2026 | ~$1,851,276 | ~$1,787,500 | ~1.9977% | ~$35,708 | +13.9% |
| 2027 | ~$2,109,060 | ~$1,966,250 | ~1.9488% | ~$38,319 | +29.8% |
| 2028 | ~$2,402,739 | ~$2,162,875 | ~1.9000% | ~$41,095 | +47.9% |
| 2029 | ~$2,737,313 | ~$2,379,163 | ~1.8512% | ~$44,043 | +68.5% |
| 2030 | ~$3,118,475 | ~$2,617,079 | ~1.8024% | ~$47,169 | +91.9% |
In 2025, this property's market value of $1,625,000 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +15% 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 | $1,625,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,710,277 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,041,521 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,065,000 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,035,500 | $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.