6266 W U S HY 290 TX 78735
| Owner | WHITE JAMES MORRIS |
|---|---|
| Parcel ID | 0408340602 |
| Short ID | 311716 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 5,091 SF |
| Land SF | 46,609 SF |
| Acres | 1.070 |
| Year Built | 1900 |
| Legal | W1/2 OF LOT 9&12 BLK 1 OAK HILL TOWN OF |
| Neighborhood | 32SWE |
| Land | $298,298 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $298,298 |
| Improvement | $1,073,702 |
|---|---|
| Total Improvement | $1,073,702 |
| Market | $1,372,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,372,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,372,000 |
| Exemptions (−) (HT) | −$611,426 |
|---|---|
| Taxable Value | $760,574 |
Appreciation: Market value has fallen -9.5% from $1,515,820 (2021) to $1,372,000 (2025), a CAGR of -2.5% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2024→2025), 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 $15,565. Austin ISD is the largest single contributor, at 51.9% 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 22% of market value ($298,298 land vs $1,073,702 improvements), about $6/SF of land. Most value sits in the improvements, so building condition, age (~126 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,372,000, this parcel sits in the lower-middle (25th–50th 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 -2.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,211,260 by 2030, with an estimated annual tax burden around $22,817. 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 | 7,200 SF | ✗ |
| 1ST | 1st Floor | 3,574 SF | ✓ |
| 2ND | 2nd Floor | 1,517 SF | ✓ |
| 051C | CARPORT DET 1ST COMM | 608 SF | ✗ |
| 501 | CANOPY | 504 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% | $9,865.29 | $9,865.29 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,985.54 | $3,985.54 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,858.58 | $2,858.58 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,418.65 | $1,418.65 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $897.65 | $897.65 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $19,025.71 | $19,025.71 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,400,926 | $1,372,000 | +2.1% |
| Assessed Value | $1,400,926 | $1,372,000 | +2.1% |
| Land Value | $298,298 | $298,298 | +0.0% |
| Improvement Value | $1,102,628 | $1,073,702 | +2.7% |
| Taxable Value | $742,286 | $760,574 | -2.4% |
| Exemptions | HT | HT | |
| Total Tax 2026 = estimate |
~$15,191
Estimated
|
~$19,026
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,466,428 | $1,400,926 | -65,502 (-4.5%) |
| Taxable Value | $807,788 | $742,286 | -65,502 (-8.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,400,926 | $298,298 | $1,102,628 | — | $1,400,926 | $742,286 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,372,000 | $298,298 | $1,073,702 | — | $1,372,000 | $760,574 | ~$19,026 | Partial |
| 2024 | $1,489,301 | — | — | −$1,191,003 | $298,298 | $— | $20,691 | Verified |
| 2023 | $1,462,767 | — | — | −$1,164,469 | $298,298 | $— | $18,362 | Verified |
| 2022 | $1,400,000 | — | — | −$1,101,702 | $298,298 | $— | $28,889 | Verified |
| 2021 | $1,515,820 | — | — | −$1,217,522 | $298,298 | $— | $20,836 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +6.9% | +6.9% | ~100% | Not available | Partial |
| 2025 | -10.7% | -10.7% | ~100% | Not available | Partial |
| 2024 | +0.8% | +0.8% | ~100% | 1.3500% | Verified |
| 2023 | +4.1% | +4.1% | ~100% | 1.2100% | Verified |
| 2022 | +4.5% | +4.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.3700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -2.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +2.1% | -1.4% | -2.9% | +4.5% | 2023 | -7.9% | 2025 |
| Assessment Ratio | 100.0% | 46.9% | — | 100.0% | 2025 | 19.7% | 2021 |
| Effective Tax Rate (2025) | 1.3900% | 1.3900% | — | 1.3900% | 2025 | 1.3900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$19,026 | $21,561 | ~$24,848 | $28,889 | 2022 | $18,362 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,338,230 | ~$1,338,230 | ~2.0139% | ~$26,951 | -2.5% |
| 2027 | ~$1,305,291 | ~$1,305,291 | ~1.9814% | ~$25,863 | -4.9% |
| 2028 | ~$1,273,163 | ~$1,273,163 | ~1.9488% | ~$24,812 | -7.2% |
| 2029 | ~$1,241,826 | ~$1,241,826 | ~1.9163% | ~$23,797 | -9.5% |
| 2030 | ~$1,211,260 | ~$1,211,260 | ~1.8837% | ~$22,817 | -11.7% |
| 2026 | ~$1,310,790 | ~$1,310,790 | ~2.0465% | ~$26,825 | -4.5% |
| 2027 | ~$1,252,311 | ~$1,252,311 | ~2.0465% | ~$25,628 | -8.7% |
| 2028 | ~$1,196,440 | ~$1,196,440 | ~2.0465% | ~$24,485 | -12.8% |
| 2029 | ~$1,143,063 | ~$1,143,063 | ~2.0465% | ~$23,393 | -16.7% |
| 2030 | ~$1,092,066 | ~$1,092,066 | ~2.0465% | ~$22,349 | -20.4% |
| 2026 | ~$1,365,670 | ~$1,365,670 | ~1.9977% | ~$27,281 | -0.5% |
| 2027 | ~$1,359,369 | ~$1,359,369 | ~1.9488% | ~$26,492 | -0.9% |
| 2028 | ~$1,353,097 | ~$1,353,097 | ~1.9000% | ~$25,709 | -1.4% |
| 2029 | ~$1,346,854 | ~$1,346,854 | ~1.8512% | ~$24,933 | -1.8% |
| 2030 | ~$1,340,640 | ~$1,340,640 | ~1.8024% | ~$24,163 | -2.3% |
In 2025, this property's market value of $1,372,000 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -3% below 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 | $1,372,000 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,489,301 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,462,767 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,400,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,515,820 | $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.