9900 S INTERSTATE HY 35 U TX 78748
| Owner | RARE HOSPITALITY INTL INC |
|---|---|
| Parcel ID | 0436110104 |
| Short ID | 732329 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 5,887 SF |
| Land SF | 71,990 SF |
| Acres | 1.653 |
| Year Built | 2012 |
| Legal | LOT 19 BLK A SOUTHPARK MEADOWS SUBD |
| Neighborhood | 32SOU |
| Land | $1,799,750 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,799,750 |
| Improvement | $1,098,178 |
|---|---|
| Total Improvement | $1,098,178 |
| Market | $2,897,928 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,897,928 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,897,928 |
| Taxable Value | $2,897,928 |
|---|
Appreciation: Market value has fallen -7.4% from $3,130,895 (2021) to $2,897,928 (2025), a CAGR of -1.9% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→2022), 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 $59,306. 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 62% of market value ($1,799,750 land vs $1,098,178 improvements), about $25/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $2,897,928, this parcel sits in the upper-middle (50th–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 -1.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,630,943 by 2030, with an estimated annual tax burden around $49,560. 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 | 35,037 SF | ✗ |
| 1ST | 1st Floor | 5,887 SF | ✓ |
| 611 | TERRACE | 194 SF | ✗ |
| 501 | CANOPY | 48 SF | ✗ |
| 437 | FENCE MASON LF | 45 SF | ✗ |
| 435 | FENCE IRON LF | 24 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% | $26,811.63 | $26,811.63 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $15,185.64 | $15,185.64 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $10,891.72 | $10,891.72 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,420.22 | $3,420.22 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,996.46 | $2,996.46 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $59,305.67 | $59,305.67 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,897,928 | $2,897,928 | +0.0% |
| Assessed Value | $2,897,928 | $2,897,928 | +0.0% |
| Land Value | $1,799,750 | $1,799,750 | +0.0% |
| Improvement Value | $1,098,178 | $1,098,178 | +0.0% |
| Taxable Value | $2,897,928 | $2,897,928 | +0.0% |
| Total Tax 2026 = estimate |
~$59,306
Estimated
|
~$59,306
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,045,554 | $2,897,928 | -147,626 (-4.8%) |
| Taxable Value | $3,045,554 | $2,897,928 | -147,626 (-4.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,897,928 | $1,799,750 | $1,098,178 | — | $2,897,928 | $2,897,928 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,897,928 | $1,799,750 | $1,098,178 | — | $2,897,928 | $2,897,928 | ~$59,306 | Partial |
| 2024 | $2,900,000 | — | — | −$1,100,250 | $1,799,750 | $— | $58,959 | Verified |
| 2023 | $2,820,000 | — | — | −$1,020,250 | $1,799,750 | $— | $52,468 | Verified |
| 2022 | $2,817,036 | — | — | −$1,377,236 | $1,439,800 | $— | $55,693 | Verified |
| 2021 | $3,130,895 | — | — | −$1,691,095 | $1,439,800 | $— | $61,318 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +5.1% | +5.1% | ~100% | Not available | Partial |
| 2025 | -2.6% | -2.6% | ~100% | Not available | Partial |
| 2024 | +2.6% | +2.6% | ~100% | 1.9800% | Verified |
| 2023 | +2.8% | +2.8% | ~100% | 1.8100% | Verified |
| 2022 | +0.1% | +0.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.9600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +2.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -1.4% | -1.9% | +2.8% | 2024 | -10.0% | 2022 |
| Assessment Ratio | 100.0% | 70.5% | — | 100.0% | 2025 | 46.0% | 2021 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$59,306 | $57,549 | ~$53,348 | $61,318 | 2021 | $52,468 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,842,447 | ~$2,842,447 | ~2.0139% | ~$57,245 | -1.9% |
| 2027 | ~$2,788,028 | ~$2,788,028 | ~1.9814% | ~$55,242 | -3.8% |
| 2028 | ~$2,734,651 | ~$2,734,651 | ~1.9488% | ~$53,294 | -5.6% |
| 2029 | ~$2,682,296 | ~$2,682,296 | ~1.9163% | ~$51,401 | -7.4% |
| 2030 | ~$2,630,943 | ~$2,630,943 | ~1.8837% | ~$49,560 | -9.2% |
| 2026 | ~$2,784,488 | ~$2,784,488 | ~2.0465% | ~$56,984 | -3.9% |
| 2027 | ~$2,675,489 | ~$2,675,489 | ~2.0465% | ~$54,753 | -7.7% |
| 2028 | ~$2,570,757 | ~$2,570,757 | ~2.0465% | ~$52,610 | -11.3% |
| 2029 | ~$2,470,125 | ~$2,470,125 | ~2.0465% | ~$50,551 | -14.8% |
| 2030 | ~$2,373,431 | ~$2,373,431 | ~2.0465% | ~$48,572 | -18.1% |
| 2026 | ~$2,900,405 | ~$2,900,405 | ~1.9977% | ~$57,940 | +0.1% |
| 2027 | ~$2,902,885 | ~$2,902,885 | ~1.9488% | ~$56,573 | +0.2% |
| 2028 | ~$2,905,367 | ~$2,905,367 | ~1.9000% | ~$55,202 | +0.3% |
| 2029 | ~$2,907,851 | ~$2,907,851 | ~1.8512% | ~$53,830 | +0.3% |
| 2030 | ~$2,910,337 | ~$2,910,337 | ~1.8024% | ~$52,455 | +0.4% |
In 2025, this property's market value of $2,897,928 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +104% above 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 | $2,897,928 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,900,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,820,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,817,036 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $3,130,895 | $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.