705 E BEN WHITE BLVD TX 78704
| Owner | BRAZOS DE SANTOS PARTNERS LTD |
|---|---|
| Parcel ID | 0411020607 |
| Short ID | 315625 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 3,339 SF |
| Land SF | 43,065 SF |
| Acres | 0.989 |
| Year Built | 1978 |
| Legal | LOT 3A HILL MORRISON ADDN |
| Neighborhood | 32SOU |
| Land | $4,306,500 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,306,500 |
| Improvement | $50,000 |
|---|---|
| Total Improvement | $50,000 |
| Market | $4,356,500 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,356,500 |
| Value Limitation Adjustment (−) (homestead cap) | −$982,636 |
| Net Appraised (assessed) | $3,373,864 |
| Taxable Value | $3,373,864 |
|---|
Appreciation: Market value has risen +137.4% from $1,834,914 (2021) to $4,356,500 (2025), a CAGR of 24.1% over 4 years. This is strong appreciation — well above typical inflation. 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 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 $69,046. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($3,373,864) is $982,636 below market value, suggesting potential for an upward assessment in future years.
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 99% of market value ($4,306,500 land vs $50,000 improvements), about $100/SF of land. With value concentrated in the land under a ~48-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 $4,356,500, 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 +24.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $12,839,267 by 2030, with an estimated annual tax burden around $102,356. 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 | 22,500 SF | ✗ |
| 1ST | 1st Floor | 3,339 SF | ✓ |
| 501 | CANOPY | 758 SF | ✗ |
| 611 | TERRACE | 268 SF | ✗ |
| 541 | FENCE COMM LF | 200 SF | ✗ |
| SO | Sketch Only | 81 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% | $31,214.99 | $31,214.99 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $17,679.62 | $17,679.62 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $12,680.50 | $12,680.50 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,981.94 | $3,981.94 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,488.58 | $3,488.58 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $69,045.63 | $69,045.63 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,356,500 | $4,356,500 | +0.0% |
| Assessed Value | $4,048,637 | $3,373,864 | +20.0% |
| Land Value | $4,306,500 | $4,306,500 | +0.0% |
| Improvement Value | $50,000 | $50,000 | +0.0% |
| Taxable Value | $4,048,637 | $3,373,864 | +20.0% |
| HS Cap Loss | -$307,863 | — | |
| Total Tax 2026 = estimate |
~$82,855
Estimated
|
~$69,046
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,389,664 | $4,356,500 | -33,164 (-0.8%) |
| Taxable Value | $4,048,637 | $4,048,637 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,356,500 | $4,306,500 | $50,000 | −$307,863 | $4,048,637 | $4,048,637 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,356,500 | $4,306,500 | $50,000 | −$982,636 | $3,373,864 | $3,373,864 | ~$69,046 | Partial |
| 2024 | $2,342,961 | — | — | — | $4,306,500 ! | $— | $55,720 | Verified |
| 2023 | $1,722,600 | — | — | — | $2,583,900 ! | $— | $42,390 | Verified |
| 2022 | $1,836,000 | — | — | −$113,400 | $1,722,600 | $— | $34,020 | Verified |
| 2021 | $1,834,914 | — | — | −$112,314 | $1,722,600 | $— | $39,964 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.8% | +20.0% | 92.2% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 77.4% | Not available | Partial |
| 2024 | +58.8% | +2.5% | 64.5% | 1.2800% | Verified |
| 2023 | +59.3% | +59.3% | ~100% | 1.5500% | Verified |
| 2022 | -11.7% | -11.7% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +123.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +23.2% | +24.1% | +85.9% | 2025 | -6.2% | 2023 |
| Assessment Ratio | 92.9% | 115.3% | — | 183.8% | 2024 | 77.4% | 2025 |
| Effective Tax Rate (2025) | 1.5800% | 1.5800% | — | 1.5800% | 2025 | 1.5800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$69,046 | $48,228 | ~$88,032 | $69,046 | 2025 | $34,020 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,407,770 | ~$3,711,250 | ~2.0139% | ~$74,742 | +24.1% |
| 2027 | ~$6,712,723 | ~$4,082,375 | ~1.9814% | ~$80,888 | +54.1% |
| 2028 | ~$8,332,575 | ~$4,490,613 | ~1.9488% | ~$87,515 | +91.3% |
| 2029 | ~$10,343,314 | ~$4,939,674 | ~1.9163% | ~$94,659 | +137.4% |
| 2030 | ~$12,839,267 | ~$5,433,642 | ~1.8837% | ~$102,356 | +194.7% |
| 2026 | ~$5,320,640 | ~$3,711,250 | ~2.0465% | ~$75,950 | +22.1% |
| 2027 | ~$6,498,155 | ~$4,082,375 | ~2.0465% | ~$83,545 | +49.2% |
| 2028 | ~$7,936,266 | ~$4,490,613 | ~2.0465% | ~$91,900 | +82.2% |
| 2029 | ~$9,692,647 | ~$4,939,674 | ~2.0465% | ~$101,090 | +122.5% |
| 2030 | ~$11,837,733 | ~$5,433,642 | ~2.0465% | ~$111,199 | +171.7% |
| 2026 | ~$5,494,900 | ~$3,711,250 | ~1.9977% | ~$74,138 | +26.1% |
| 2027 | ~$6,930,776 | ~$4,082,375 | ~1.9488% | ~$79,559 | +59.1% |
| 2028 | ~$8,741,862 | ~$4,490,613 | ~1.9000% | ~$85,322 | +100.7% |
| 2029 | ~$11,026,205 | ~$4,939,674 | ~1.8512% | ~$91,443 | +153.1% |
| 2030 | ~$13,907,470 | ~$5,433,642 | ~1.8024% | ~$97,934 | +219.2% |
In 2025, this property's market value of $4,356,500 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 3× 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 | $4,356,500 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $2,342,961 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,722,600 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,836,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,834,914 | $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.