4608 WEST GATE BLVD TX 78745
| Owner | BUFFET PALACE WESTGATE INC |
|---|---|
| Parcel ID | 0408130407 |
| Short ID | 509345 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 10,604 SF |
| Land SF | 75,958 SF |
| Acres | 1.744 |
| Year Built | 1978 |
| Legal | TRT 1 *LESS N6' 3RD RESUB BLK A-1 WESTGATE SQUARE COMMERCIAL |
| Neighborhood | 32SOU |
| Land | $1,519,160 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,519,160 |
| Improvement | $1,623,605 |
|---|---|
| Total Improvement | $1,623,605 |
| Market | $3,142,765 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,142,765 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,142,765 |
| Taxable Value | $3,142,765 |
|---|
Appreciation: Market value has fallen -11.7% from $3,560,974 (2021) to $3,142,765 (2025), a CAGR of -3.1% 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 $64,316. 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 48% of market value ($1,519,160 land vs $1,623,605 improvements), about $20/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $3,142,765, 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 -3.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,688,381 by 2030, with an estimated annual tax burden around $50,642. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 43,034 SF | ✗ |
| 1ST | 1st Floor | 10,144 SF | ✓ |
| 501 | CANOPY | 731 SF | ✗ |
| 611 | TERRACE | 731 SF | ✗ |
| 2ND | 2nd Floor | 460 SF | ✓ |
| 482 | LIGHT POLES | 3 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% | $29,076.86 | $29,076.86 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $16,468.62 | $16,468.62 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $11,811.93 | $11,811.93 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,709.19 | $3,709.19 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,249.62 | $3,249.62 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $64,316.22 | $64,316.22 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,281,877 | $3,142,765 | +4.4% |
| Assessed Value | $3,281,877 | $3,142,765 | +4.4% |
| Land Value | $1,519,160 | $1,519,160 | +0.0% |
| Improvement Value | $1,762,717 | $1,623,605 | +8.6% |
| Taxable Value | $3,281,877 | $3,142,765 | +4.4% |
| Total Tax 2026 = estimate |
~$67,163
Estimated
|
~$64,316
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,281,877 | $3,281,877 | +0 (+0.0%) |
| Taxable Value | $3,281,877 | $3,281,877 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,281,877 | $1,519,160 | $1,762,717 | — | $3,281,877 | $3,281,877 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,142,765 | $1,519,160 | $1,623,605 | — | $3,142,765 | $3,142,765 | ~$64,316 | Partial |
| 2024 | $3,299,074 | — | — | −$1,779,914 | $1,519,160 | $— | $67,699 | Verified |
| 2023 | $3,089,280 | — | — | −$1,570,120 | $1,519,160 | $— | $59,688 | Verified |
| 2022 | $3,130,600 | — | — | −$1,611,440 | $1,519,160 | $— | $61,011 | Verified |
| 2021 | $3,560,974 | — | — | −$2,041,814 | $1,519,160 | $— | $68,143 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +4.4% | +4.4% | ~100% | Not available | Partial |
| 2025 | -8.0% | -8.0% | ~100% | Not available | Partial |
| 2024 | +3.5% | +3.5% | ~100% | 1.9800% | Verified |
| 2023 | +6.8% | +6.8% | ~100% | 1.8100% | Verified |
| 2022 | -1.3% | -1.3% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.9100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +0.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +4.4% | -1.4% | -3.9% | +6.8% | 2024 | -12.1% | 2022 |
| Assessment Ratio | 100.0% | 64.4% | — | 100.0% | 2025 | 42.7% | 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 |
$64,316 | $64,172 | ~$55,882 | $68,143 | 2021 | $59,688 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,046,125 | ~$3,046,125 | ~2.0139% | ~$61,347 | -3.1% |
| 2027 | ~$2,952,456 | ~$2,952,456 | ~1.9814% | ~$58,500 | -6.1% |
| 2028 | ~$2,861,668 | ~$2,861,668 | ~1.9488% | ~$55,769 | -8.9% |
| 2029 | ~$2,773,671 | ~$2,773,671 | ~1.9163% | ~$53,152 | -11.7% |
| 2030 | ~$2,688,381 | ~$2,688,381 | ~1.8837% | ~$50,642 | -14.5% |
| 2026 | ~$2,985,627 | ~$2,985,627 | ~2.0465% | ~$61,100 | -5.0% |
| 2027 | ~$2,836,345 | ~$2,836,345 | ~2.0465% | ~$58,045 | -9.8% |
| 2028 | ~$2,694,528 | ~$2,694,528 | ~2.0465% | ~$55,143 | -14.3% |
| 2029 | ~$2,559,802 | ~$2,559,802 | ~2.0465% | ~$52,386 | -18.5% |
| 2030 | ~$2,431,812 | ~$2,431,812 | ~2.0465% | ~$49,767 | -22.6% |
| 2026 | ~$3,108,980 | ~$3,108,980 | ~1.9977% | ~$62,107 | -1.1% |
| 2027 | ~$3,075,558 | ~$3,075,558 | ~1.9488% | ~$59,938 | -2.1% |
| 2028 | ~$3,042,496 | ~$3,042,496 | ~1.9000% | ~$57,808 | -3.2% |
| 2029 | ~$3,009,789 | ~$3,009,789 | ~1.8512% | ~$55,717 | -4.2% |
| 2030 | ~$2,977,433 | ~$2,977,433 | ~1.8024% | ~$53,664 | -5.3% |
In 2025, this property's market value of $3,142,765 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +122% 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 | $3,142,765 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $3,299,074 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $3,089,280 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $3,130,600 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $3,560,974 | $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.