11807 W U S HY 290 2 TX
| Owner | BCS CEDAR VALLEY LLC |
|---|---|
| Parcel ID | 0416700303 |
| Short ID | 761058 |
| Type | Real |
| Use Code | 33 Fast Food Restaurant |
| Valuation | Income |
| Improvement SF | 1,566 SF |
| Land SF | 49,143 SF |
| Acres | 1.128 |
| Year Built | 2009 |
| Legal | UNT 2 CEDAR VALLEY CONDOMINIUM AMENDED THE PLUS 30.9 % INT IN COM AREA |
| Neighborhood | 33SWE |
| Land | $638,856 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $638,856 |
| Improvement | $229,860 |
|---|---|
| Total Improvement | $229,860 |
| Market | $868,716 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $868,716 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $868,716 |
| Taxable Value | $868,716 |
|---|
Appreciation: Market value has risen +219.4% from $272,000 (2021) to $868,716 (2025), a CAGR of 33.7% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 1.5815% in 2025 (+0.0243% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $13,738. Austin ISD is the largest single contributor, at 58.5% 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 74% of market value ($638,856 land vs $229,860 improvements), about $13/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $868,716, 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 +33.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,709,061 by 2030, with an estimated annual tax burden around $20,041. 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 | 20,700 SF | ✗ |
| 501 | CANOPY | 4,211 SF | ✗ |
| 611 | TERRACE | 1,664 SF | ✗ |
| 1ST | 1st Floor | 1,566 SF | ✓ |
| 435 | FENCE IRON LF | 60 SF | ✗ |
| 482 | LIGHT POLES | 4 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% | $8,037.36 | $8,037.36 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,265.03 | $3,265.03 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,025.28 | $1,025.28 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $898.25 | $898.25 | Paid |
| E03 Travis County ESD # 03 | 0.0650% | 0.0450% | 0.0400% | 0.0530% | 0.0590% | +0.0060% | $512.54 | $512.54 | Paid |
| Combined Rate | 1.7007% | 1.5572% | 1.4034% | 1.5572% | 1.5815% | +0.0243% | $13,738.46 | $13,738.46 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $705,385 | $868,716 | -18.8% |
| Assessed Value | $705,385 | $868,716 | -18.8% |
| Land Value | $638,856 | $638,856 | +0.0% |
| Improvement Value | $66,529 | $229,860 | -71.1% |
| Taxable Value | $705,385 | $868,716 | -18.8% |
| Total Tax 2026 = estimate |
~$11,155
Estimated
|
~$13,738
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $868,716 | $705,385 | -163,331 (-18.8%) |
| Taxable Value | $868,716 | $705,385 | -163,331 (-18.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $705,385 | $638,856 | $66,529 | — | $705,385 | $705,385 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $868,716 | $638,856 | $229,860 | — | $868,716 | $868,716 | ~$13,738 | Partial |
| 2024 | $913,771 | — | — | −$274,915 | $638,856 | $— | $14,271 | Verified |
| 2023 | $791,520 | — | — | −$426,460 | $365,060 | $— | $12,824 | Verified |
| 2022 | $540,000 | — | — | −$259,184 | $280,816 | $— | $12,326 | Verified |
| 2021 | $272,000 | — | — | — | $280,816 ! | $— | $9,342 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | -5.2% | -5.2% | ~100% | Not available | Partial |
| 2024 | +0.3% | +0.3% | ~100% | 1.5600% | Verified |
| 2023 | +15.4% | +15.4% | ~100% | 1.4000% | Verified |
| 2022 | +14.6% | +14.6% | ~100% | 1.5600% | Verified |
| 2021 | base year | — | ~100% | 3.4300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +25.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -18.8% | +27.4% | +39.9% | +98.5% | 2022 | -18.8% | 2026 |
| Assessment Ratio | 100.0% | 78.5% | — | 103.2% | 2021 | 46.1% | 2023 |
| 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 |
$13,738 | $12,500 | ~$17,343 | $14,271 | 2024 | $9,342 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,161,328 | ~$955,588 | ~1.5517% | ~$14,828 | +33.7% |
| 2027 | ~$1,552,502 | ~$1,051,146 | ~1.5219% | ~$15,997 | +78.7% |
| 2028 | ~$2,075,437 | ~$1,156,261 | ~1.4921% | ~$17,252 | +138.9% |
| 2029 | ~$2,774,513 | ~$1,271,887 | ~1.4623% | ~$18,598 | +219.4% |
| 2030 | ~$3,709,061 | ~$1,399,076 | ~1.4325% | ~$20,041 | +327.0% |
| 2026 | ~$1,143,954 | ~$955,588 | ~1.5815% | ~$15,112 | +31.7% |
| 2027 | ~$1,506,397 | ~$1,051,146 | ~1.5815% | ~$16,624 | +73.4% |
| 2028 | ~$1,983,673 | ~$1,156,261 | ~1.5815% | ~$18,286 | +128.3% |
| 2029 | ~$2,612,167 | ~$1,271,887 | ~1.5815% | ~$20,114 | +200.7% |
| 2030 | ~$3,439,788 | ~$1,399,076 | ~1.5815% | ~$22,126 | +296.0% |
| 2026 | ~$1,178,703 | ~$955,588 | ~1.5368% | ~$14,685 | +35.7% |
| 2027 | ~$1,599,303 | ~$1,051,146 | ~1.4921% | ~$15,684 | +84.1% |
| 2028 | ~$2,169,987 | ~$1,156,261 | ~1.4474% | ~$16,735 | +149.8% |
| 2029 | ~$2,944,311 | ~$1,271,887 | ~1.4027% | ~$17,840 | +238.9% |
| 2030 | ~$3,994,939 | ~$1,399,076 | ~1.3579% | ~$18,999 | +359.9% |
In 2025, this property's market value of $868,716 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -39% 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 | $868,716 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $913,771 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $791,520 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $540,000 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $272,000 | $517,750 | $1,142,600 | $2,780,453 | ↓ Bottom 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.