11877 RESEARCH BLVD TX 78727
| Owner | MATTOX JAMES S & |
|---|---|
| Parcel ID | 0164010120 |
| Short ID | 163286 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 13,614 SF |
| Acres | 0.313 |
| Year Built | — |
| Legal | LOT 6 LESS S PORT & LOT 7 LESS NE55' AV & S PORT BLK G PLUS VAC PT STREET SUMMIT OAKS |
| Neighborhood | 1NW2 |
| Land | $272,280 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $272,280 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $272,280 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $272,280 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $272,280 |
| Taxable Value | $272,280 |
|---|
Appreciation: Market value has risen +52.4% from $178,661 (2021) to $272,280 (2025), a CAGR of 11.1% over 4 years. This is strong appreciation — well above typical inflation. 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 Land/Vacant parcel countywide rose +283.7%, so this parcel has lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.0144% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $5,485. Round Rock ISD is the largest single contributor, at 44.3% of the total 2025 levy.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 100% of market value ($272,280 land vs $0 improvements), about $20/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 $272,280, this parcel sits in the upper-middle (50th–75th percentile) of Land/Vacant property in Travis County — county median $84,423 (P25 $24,862 / P75 $362,804, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant 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 +8.8% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $414,956 by 2031, with an estimated annual tax burden around $7,144. 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.
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.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IRR Round Rock ISD | 1.1336% | 1.0626% | 0.9190% | 0.8931% | 0.8931% | +0.0000% | $2,431.73 | $2,431.73 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,426.79 | $1,426.79 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,023.35 | $1,023.35 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $321.35 | $321.35 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $281.54 | $281.54 | Paid |
| Combined Rate | 2.2486% | 2.0409% | 1.8687% | 1.9244% | 2.0144% | +0.0900% | $5,484.76 | $5,484.76 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IRR Round Rock ISD | 0.8931% | $2,431.73 | 44.3% |
| CAT City of Austin | 0.5240% | $1,426.79 | 26.0% |
| TCO Travis County | 0.3758% | $1,023.35 | 18.7% |
| THD Travis Central Health | 0.1180% | $321.35 | 5.9% |
| ACT Austin Community College | 0.1034% | $281.54 | 5.1% |
| Total | 2.0144% | $5,484.76 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $272,280 | $272,280 | +0.0% |
| Assessed Value | $272,280 | $272,280 | +0.0% |
| Land Value | $272,280 | $272,280 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $272,280 | $272,280 | +0.0% |
| Total Tax 2026 = estimate |
~$5,485
Estimated
|
~$5,485
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $272,280 | $272,280 | — | — | $272,280 | $272,280 | Not yet — post-cert | Preliminary |
| 2025 | $272,280 | $272,280 | — | — | $272,280 | $272,280 | ~$5,485 | Partial |
| 2024 | $272,280 | $272,280 | — | — | $272,280 | $272,280 | $5,240 | Verified |
| 2023 | $340,350 | $340,350 | — | — | $340,350 | $340,350 | $5,088 | Verified |
| 2022 | $272,280 | $272,280 | — | — | $272,280 | $272,280 | $5,557 | Verified |
| 2021 | $178,661 | $178,661 | — | — | $178,661 | $178,661 | $4,017 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -20.0% | -20.0% | ~100% | No billing data | Verified |
| 2023 | +25.0% | +25.0% | ~100% | No billing data | Verified |
| 2022 | +52.4% | +52.4% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +52.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +11.5% | +8.8% | +52.4% | 2022 | -20.0% | 2024 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.0100% | 2.0100% | — | 2.0100% | 2025 | 2.0100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,485 | $5,077 | ~$6,458 | $5,557 | 2022 | $4,017 | 2021 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$296,219 | ~$296,219 | ~1.9558% | ~$5,794 | +8.8% |
| 2028 | ~$322,263 | ~$322,263 | ~1.8973% | ~$6,114 | +18.4% |
| 2029 | ~$350,596 | ~$350,596 | ~1.8387% | ~$6,447 | +28.8% |
| 2030 | ~$381,421 | ~$381,421 | ~1.7802% | ~$6,790 | +40.1% |
| 2031 | ~$414,956 | ~$414,956 | ~1.7216% | ~$7,144 | +52.4% |
| 2027 | ~$290,773 | ~$290,773 | ~2.0144% | ~$5,857 | +6.8% |
| 2028 | ~$310,523 | ~$310,523 | ~2.0144% | ~$6,255 | +14.0% |
| 2029 | ~$331,614 | ~$331,614 | ~2.0144% | ~$6,680 | +21.8% |
| 2030 | ~$354,137 | ~$354,137 | ~2.0144% | ~$7,134 | +30.1% |
| 2031 | ~$378,190 | ~$378,190 | ~2.0144% | ~$7,618 | +38.9% |
| 2027 | ~$301,665 | ~$301,665 | ~1.9266% | ~$5,812 | +10.8% |
| 2028 | ~$334,220 | ~$334,220 | ~1.8387% | ~$6,145 | +22.7% |
| 2029 | ~$370,290 | ~$370,290 | ~1.7509% | ~$6,483 | +36.0% |
| 2030 | ~$410,252 | ~$410,252 | ~1.6631% | ~$6,823 | +50.7% |
| 2031 | ~$454,526 | ~$454,526 | ~1.5753% | ~$7,160 | +66.9% |
In 2025, this property's market value of $272,280 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — 3× the county median of $84,423. Land/Vacant here is the broad TCAD category — every land/vacant 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 | $272,280 | $24,862 | $84,423 | $362,804 | ↑ Above median | +2.1% |
| 2024 | $272,280 | $23,000 | $66,000 | $328,966 | ↑ Above median | +0.0% |
| 2023 | $340,350 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $272,280 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $178,661 | $8,000 | $22,000 | $81,900 | ↑ Top 25% | base yr |
| Source | What it provides | Coverage for this parcel | Confidence |
|---|---|---|---|
| TCAD Certified Appraisal Roll ↗ | Market, assessed, and taxable value; land/improvement split; exemptions | 2025 | Certified |
| Texas Comptroller Annual Jurisdiction Roll (AJR) | Prior-year market and taxable value | 2021–2024 | Verified |
| TCAD Preliminary Export ↗ | First-look 2026 appraisal value, subject to change at certification | 2026 (exported June 9, 2026; certifies July 25, 2026) | Preliminary |
| Travis County Rates History ↗ | Adopted tax rate for each of this parcel's taxing entities | 1990–2025 | Verified |
| TaxCurOpenData | Current-year (2025) tax billing, by taxing entity | 2025 | Partial |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2021, 2022, 2023, 2024 | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |