4140 GOVERNORS ROW TX 78744
| Owner | SOUTH AUSTIN LODGING ASSOCIATES LLC |
|---|---|
| Parcel ID | 0412000401 |
| Short ID | 316274 |
| Type | Real |
| Use Code | 34 Hotel — Full Service |
| Valuation | Income |
| Improvement SF | 23,577 SF |
| Land SF | 332,332 SF |
| Acres | 7.629 |
| Year Built | 1982 |
| Legal | LOT 5 *LESS .009 AC LOT 6 CROW INDUSTRIAL PARK SOUTH SEC 3 (COMMERCIAL PERSONAL PROPERTY) |
| Neighborhood | 34SE2 |
| Land | $33,233,200 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $33,233,200 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $28,872,741 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $28,872,741 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $28,872,741 |
| Taxable Value | $28,872,741 |
|---|
Appreciation: Market value has fallen -19.3% from $35,800,000 (2021) to $28,872,741 (2025), a CAGR of -5.2% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2025→2026), 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 $590,876. 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 115% of market value ($33,233,200 land vs $0 improvements), about $100/SF of land. With value concentrated in the land under a ~44-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 $28,872,741, 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 -5.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $22,067,049 by 2030, with an estimated annual tax burden around $415,686. 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.
14 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| SO | Sketch Only | 199,954 SF | ✗ |
| 551 | PAVED AREA | 166,046 SF | ✗ |
| ADDL | Additional Floor | 147,648 SF | ✓ |
| LOBBY | Lobby | 34,643 SF | ✓ |
| 1ST | 1st Floor | 23,577 SF | ✓ |
| 581C | STORAGE ATT COMM | 13,667 SF | ✓ |
| 611 | TERRACE | 11,112 SF | ✗ |
| 501 | CANOPY | 6,846 SF | ✗ |
| 601 | POOL COMM'L | 3,499 SF | ✗ |
| 511 | DECK | 976 SF | ✗ |
| 436 | FENCE MASON SF | 600 SF | ✗ |
| 482 | LIGHT POLES | 16 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
| 449 | SPA | 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% | $164,223.00 | $164,223.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $93,013.02 | $93,013.02 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $66,712.49 | $66,712.49 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $20,949.08 | $20,949.08 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $18,353.50 | $18,353.50 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $363,251.09 | $363,251.09 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $17,800,000 | $28,872,741 | -38.4% |
| Assessed Value | $17,800,000 | $28,872,741 | -38.4% |
| Land Value | $33,020,900 | $33,233,200 | -0.6% |
| Improvement Value | — | — | — |
| Taxable Value | $17,800,000 | $28,872,741 | -38.4% |
| Total Tax 2026 = estimate |
~$364,274
Estimated
|
~$363,251
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $41,410,653 | $17,800,000 | -23,610,653 (-57.0%) |
| Taxable Value | $41,410,653 | $17,800,000 | -23,610,653 (-57.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $17,800,000 | $33,020,900 | — | — | $17,800,000 | $17,800,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $28,872,741 | $33,233,200 | — | — | $28,872,741 | $28,872,741 | ~$363,251 | Partial |
| 2024 | $31,950,000 | — | — | −$3,077,259 | $28,872,741 | $— | $572,204 | Verified |
| 2023 | $30,000,000 | — | — | −$15,045,060 | $14,954,940 | $— | $541,276 | Verified |
| 2022 | $29,200,000 | — | — | −$14,245,060 | $14,954,940 | $— | $573,715 | Verified |
| 2021 | $35,800,000 | — | — | −$20,845,060 | $14,954,940 | $— | $610,728 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +43.4% | +43.4% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -9.6% | -9.6% | ~100% | 1.9800% | Verified |
| 2023 | +2.3% | +2.3% | ~100% | 1.6900% | Verified |
| 2022 | +7.0% | +7.0% | ~100% | 1.8400% | Verified |
| 2021 | base year | — | ~100% | 1.7100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -1.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -38.4% | -11.4% | +6.6% | +6.5% | 2024 | -38.4% | 2026 |
| Assessment Ratio | 100.0% | 72.2% | — | 100.0% | 2025 | 41.8% | 2021 |
| Effective Tax Rate (2025) | 1.2600% | 1.2600% | — | 1.2600% | 2025 | 1.2600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$363,251 | $532,235 | ~$481,117 | $610,728 | 2021 | $363,251 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$27,361,460 | ~$27,361,460 | ~2.0139% | ~$551,042 | -5.2% |
| 2027 | ~$25,929,283 | ~$25,929,283 | ~1.9814% | ~$513,760 | -10.2% |
| 2028 | ~$24,572,071 | ~$24,572,071 | ~1.9488% | ~$478,870 | -14.9% |
| 2029 | ~$23,285,899 | ~$23,285,899 | ~1.9163% | ~$446,226 | -19.3% |
| 2030 | ~$22,067,049 | ~$22,067,049 | ~1.8837% | ~$415,686 | -23.6% |
| 2026 | ~$27,429,104 | ~$27,429,104 | ~2.0465% | ~$561,332 | -5.0% |
| 2027 | ~$26,057,649 | ~$26,057,649 | ~2.0465% | ~$533,266 | -9.7% |
| 2028 | ~$24,754,766 | ~$24,754,766 | ~2.0465% | ~$506,603 | -14.3% |
| 2029 | ~$23,517,028 | ~$23,517,028 | ~2.0465% | ~$481,272 | -18.5% |
| 2030 | ~$22,341,177 | ~$22,341,177 | ~2.0465% | ~$457,209 | -22.6% |
| 2026 | ~$27,938,914 | ~$27,938,914 | ~1.9977% | ~$558,125 | -3.2% |
| 2027 | ~$27,035,291 | ~$27,035,291 | ~1.9488% | ~$526,874 | -6.4% |
| 2028 | ~$26,160,892 | ~$26,160,892 | ~1.9000% | ~$497,061 | -9.4% |
| 2029 | ~$25,314,775 | ~$25,314,775 | ~1.8512% | ~$468,626 | -12.3% |
| 2030 | ~$24,496,023 | ~$24,496,023 | ~1.8024% | ~$441,509 | -15.2% |
In 2025, this property's market value of $28,872,741 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 20× 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 | $28,872,741 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $31,950,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $30,000,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $29,200,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $35,800,000 | $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.