11803 OLIVER CEMETERY RD TX 78736
| Owner | VAN SICKLE MARLENE A & WILLIAM R |
|---|---|
| Parcel ID | 0408630102 |
| Short ID | 312394 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 2,294 SF |
| Land SF | 81,980 SF |
| Acres | 1.882 |
| Year Built | 1999 |
| Legal | LOT 33 SCENIC BROOK ESTATES SEC 2 RE-AMENDED |
| Neighborhood | 59SWE |
| Land | $327,920 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $327,920 |
| Improvement | $338,458 |
|---|---|
| Total Improvement | $338,458 |
| Market | $666,378 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $666,378 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $666,378 |
| Exemptions (−) (HS) | −$99,957 |
|---|---|
| Taxable Value | $566,421 |
Appreciation: Market value has fallen -2.7% from $685,000 (2021) to $666,378 (2025), a CAGR of -0.7% over 4 years. Growth has been relatively flat for this asset class. 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 lagged the broader commercial market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.5815% in 2025 (+0.0243% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $8,958. Austin ISD is the largest single contributor, at 55.7% 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 49% of market value ($327,920 land vs $338,458 improvements), about $4/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $666,378, 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 -0.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $643,811 by 2030, with an estimated annual tax burden around $9,222. 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 | 5,000 SF | ✗ |
| 095 | HVAC RESIDENTIAL | 2,400 SF | ✗ |
| 288 | SHED SF | 1,820 SF | ✓ |
| 1ST | 1st Floor | 1,369 SF | ✓ |
| 2ND | 2nd Floor | 925 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 88% in 2026, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $4,870.05 | $4,870.05 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,128.87 | $2,128.87 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $683.86 | $683.86 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $668.51 | $668.51 | Paid |
| E03 Travis County ESD # 03 | 0.0650% | 0.0450% | 0.0400% | 0.0530% | 0.0590% | +0.0060% | $393.16 | $393.16 | Paid |
| Combined Rate | 1.7007% | 1.5572% | 1.4034% | 1.5572% | 1.5815% | +0.0243% | $8,744.45 | $8,744.45 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $666,378 | $666,378 | +0.0% |
| Assessed Value | $666,378 | $666,378 | +0.0% |
| Land Value | $327,920 | $327,920 | +0.0% |
| Improvement Value | $338,458 | $338,458 | +0.0% |
| Taxable Value | $666,378 | $566,421 | +17.6% |
| Exemptions | — | HS | |
| Total Tax 2026 = estimate |
~$10,539
Estimated
|
~$8,744
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,250,217 | $666,378 | -583,839 (-46.7%) |
| Taxable Value | $1,250,217 | $666,378 | -583,839 (-46.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $666,378 | $327,920 | $338,458 | — | $666,378 | $666,378 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $666,378 | $327,920 | $338,458 | — | $666,378 | $566,421 | ~$8,744 | Partial |
| 2024 | $639,572 | — | — | −$311,652 | $327,920 | $— | $9,034 | Verified |
| 2023 | $709,708 | — | — | −$381,788 | $327,920 | $— | $7,723 | Verified |
| 2022 | $684,255 | — | — | −$356,335 | $327,920 | $— | $10,204 | Verified |
| 2021 | $685,000 | — | — | −$357,080 | $327,920 | $— | $10,885 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +87.6% ! | +87.6% | ~100% | Not available | Partial |
| 2025 | -0.6% | -0.6% | ~100% | Not available | Partial |
| 2024 | +4.9% | +4.9% | ~100% | 1.3500% | Verified |
| 2023 | -9.9% | -9.9% | ~100% | 1.2100% | Verified |
| 2022 | +3.7% | +3.7% | ~100% | 1.4400% | Verified |
| 2021 | base year | — | ~100% | 1.5900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -2.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -0.4% | -0.7% | +4.2% | 2025 | -9.9% | 2024 |
| Assessment Ratio | 100.0% | 65.5% | — | 100.0% | 2025 | 46.2% | 2023 |
| Effective Tax Rate (2025) | 1.3100% | 1.3100% | — | 1.3100% | 2025 | 1.3100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$8,744 | $9,318 | ~$9,742 | $10,885 | 2021 | $7,723 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$661,802 | ~$661,802 | ~1.5517% | ~$10,269 | -0.7% |
| 2027 | ~$657,258 | ~$657,258 | ~1.5219% | ~$10,003 | -1.4% |
| 2028 | ~$652,744 | ~$652,744 | ~1.4921% | ~$9,739 | -2.0% |
| 2029 | ~$648,262 | ~$648,262 | ~1.4623% | ~$9,479 | -2.7% |
| 2030 | ~$643,811 | ~$643,811 | ~1.4325% | ~$9,222 | -3.4% |
| 2026 | ~$648,475 | ~$648,475 | ~1.5815% | ~$10,255 | -2.7% |
| 2027 | ~$631,052 | ~$631,052 | ~1.5815% | ~$9,980 | -5.3% |
| 2028 | ~$614,098 | ~$614,098 | ~1.5815% | ~$9,712 | -7.8% |
| 2029 | ~$597,599 | ~$597,599 | ~1.5815% | ~$9,451 | -10.3% |
| 2030 | ~$581,543 | ~$581,543 | ~1.5815% | ~$9,197 | -12.7% |
| 2026 | ~$675,130 | ~$675,130 | ~1.5368% | ~$10,375 | +1.3% |
| 2027 | ~$683,996 | ~$683,996 | ~1.4921% | ~$10,206 | +2.6% |
| 2028 | ~$692,979 | ~$692,979 | ~1.4474% | ~$10,030 | +4.0% |
| 2029 | ~$702,081 | ~$702,081 | ~1.4027% | ~$9,848 | +5.4% |
| 2030 | ~$711,301 | ~$711,301 | ~1.3579% | ~$9,659 | +6.7% |
In 2025, this property's market value of $666,378 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -53% 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 | $666,378 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $639,572 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $709,708 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $684,255 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $685,000 | $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.