5309 NUCKOLS CROSSING RD TX 78744
| Owner | STARBOARD INVESTMENTS LTD |
|---|---|
| Parcel ID | 0322031436 |
| Short ID | 776793 |
| Type | Real |
| Use Code | 33 Fast Food Restaurant |
| Valuation | Income |
| Improvement SF | 1,885 SF |
| Land SF | 25,265 SF |
| Acres | 0.580 |
| Year Built | 2006 |
| Legal | LOT 2A WILLIAMSON CREEK COMMERCIAL 2A RESUB OF LOT 2 |
| Neighborhood | 33SEA |
| Land | $227,383 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $227,383 |
| Improvement | $1,152,841 |
|---|---|
| Total Improvement | $1,152,841 |
| Market | $1,380,224 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,380,224 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,380,224 |
| Taxable Value | $1,380,224 |
|---|
Appreciation: Market value has risen +67.2% from $825,400 (2021) to $1,380,224 (2025), a CAGR of 13.7% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2022→2023), 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 +17.8%, 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 $28,246. 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 16% of market value ($227,383 land vs $1,152,841 improvements), about $9/SF of land. Most value sits in the improvements, so building condition, age (~20 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,380,224, this parcel sits in the lower-middle (25th–50th percentile) of Commercial property in Travis County — county median $1,382,921 (P25 $632,506 / P75 $3,258,143, n=13,595). 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 +12.2% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $2,618,719 by 2031, with an estimated annual tax burden around $44,603. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 13,000 SF | ✗ |
| 1ST | 1st Floor | 1,885 SF | ✓ |
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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $12,769.83 | $12,769.83 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $7,232.61 | $7,232.61 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,187.50 | $5,187.50 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,628.98 | $1,628.98 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,427.15 | $1,427.15 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $28,246.07 | $28,246.07 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $12,769.83 | 45.2% |
| CAT City of Austin | 0.5240% | $7,232.61 | 25.6% |
| TCO Travis County | 0.3758% | $5,187.50 | 18.4% |
| THD Travis Central Health | 0.1180% | $1,628.98 | 5.8% |
| ACT Austin Community College | 0.1034% | $1,427.15 | 5.1% |
| Total | 2.0465% | $28,246.07 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,470,201 | $1,380,224 | +6.5% |
| Assessed Value | $1,470,201 | $1,380,224 | +6.5% |
| Land Value | $227,383 | $227,383 | +0.0% |
| Improvement Value | $1,242,818 | $1,152,841 | +7.8% |
| Taxable Value | $1,470,201 | $1,380,224 | +6.5% |
| Total Tax 2026 = estimate |
~$30,087
Estimated
|
~$28,246
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,470,201 | $227,383 | $1,242,818 | — | $1,470,201 | $1,470,201 | Not yet — post-cert | Preliminary |
| 2025 | $1,380,224 | $227,383 | $1,152,841 | — | $1,380,224 | $1,380,224 | ~$28,246 | Partial |
| 2024 | $1,471,229 | $227,383 | $1,243,846 | — | $1,471,229 | $1,471,229 | $29,157 | Verified |
| 2023 | $1,470,133 | $202,118 | $1,268,015 | — | $1,470,133 | $1,470,133 | $26,598 | Verified |
| 2022 | $940,956 | $202,118 | $738,838 | — | $940,956 | $940,956 | $18,583 | Verified |
| 2021 | $825,400 | $202,118 | $623,282 | — | $825,400 | $825,400 | $17,966 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +6.5% | +6.5% | ~100% | Not available | Partial |
| 2025 | -6.2% | -6.2% | ~100% | Not available | Partial |
| 2024 | +0.1% | +0.1% | ~100% | No billing data | Verified |
| 2023 | +56.2% | +56.2% | ~100% | No billing data | Verified |
| 2022 | +14.0% | +14.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +67.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +6.5% | +14.1% | +12.2% | +56.2% | 2023 | -6.2% | 2025 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 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 |
$28,246 | $24,110 | ~$38,361 | $29,157 | 2024 | $17,966 | 2021 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$1,650,134 | ~$1,617,221 | ~2.0139% | ~$32,570 | +12.2% |
| 2028 | ~$1,852,088 | ~$1,778,943 | ~1.9814% | ~$35,248 | +26.0% |
| 2029 | ~$2,078,759 | ~$1,956,838 | ~1.9488% | ~$38,136 | +41.4% |
| 2030 | ~$2,333,171 | ~$2,152,521 | ~1.9163% | ~$41,249 | +58.7% |
| 2031 | ~$2,618,719 | ~$2,367,773 | ~1.8837% | ~$44,603 | +78.1% |
| 2027 | ~$1,620,730 | ~$1,617,221 | ~2.0465% | ~$33,096 | +10.2% |
| 2028 | ~$1,786,671 | ~$1,778,943 | ~2.0465% | ~$36,406 | +21.5% |
| 2029 | ~$1,969,602 | ~$1,956,838 | ~2.0465% | ~$40,046 | +34.0% |
| 2030 | ~$2,171,262 | ~$2,152,521 | ~2.0465% | ~$44,051 | +47.7% |
| 2031 | ~$2,393,570 | ~$2,367,773 | ~2.0465% | ~$48,456 | +62.8% |
| 2027 | ~$1,679,538 | ~$1,617,221 | ~1.9977% | ~$32,307 | +14.2% |
| 2028 | ~$1,918,681 | ~$1,778,943 | ~1.9488% | ~$34,669 | +30.5% |
| 2029 | ~$2,191,876 | ~$1,956,838 | ~1.9000% | ~$37,180 | +49.1% |
| 2030 | ~$2,503,969 | ~$2,152,521 | ~1.8512% | ~$39,847 | +70.3% |
| 2031 | ~$2,860,501 | ~$2,367,773 | ~1.8024% | ~$42,676 | +94.6% |
In 2025, this property's market value of $1,380,224 places it in the 25th–50th percentile for Commercial properties in Travis County (13595 comparable) — -0% below the county median of $1,382,921. 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 | $1,380,224 | $632,506 | $1,382,921 | $3,258,143 | ↓ Below median | -0.8% |
| 2024 | $1,471,229 | $647,500 | $1,401,787 | $3,362,090 | ↑ Above median | +0.0% |
| 2023 | $1,470,133 | $651,680 | $1,383,015 | $3,277,245 | ↑ Above median | +9.7% |
| 2022 | $940,956 | $535,964 | $1,190,250 | $2,842,216 | ↓ Below median | +3.3% |
| 2021 | $825,400 | $538,645 | $1,173,514 | $2,782,974 | ↓ Below median | 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 | — |