12823 SHOPS PARKWAY TX 78738
| Owner | IVT SHOPS AT GALLERIA |
|---|---|
| Parcel ID | 0119630207 |
| Short ID | 776351 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 5,480 SF |
| Land SF | 21,207 SF |
| Acres | 0.487 |
| Year Built | 2008 |
| Legal | LOT 5 BLK A SHOPS AT THE GALLERIA |
| Neighborhood | 41SWE |
| Land | $318,105 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $318,105 |
| Improvement | $2,584,395 |
|---|---|
| Total Improvement | $2,584,395 |
| Market | $2,902,500 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,902,500 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,902,500 |
| Taxable Value | $2,902,500 |
|---|
Appreciation: Market value has fallen -3.5% from $3,007,410 (2021) to $2,902,500 (2025), a CAGR of -0.9% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→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 +24.1%, so this parcel has lagged the broader commercial market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 2.1190% in 2025 (+0.0184% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $61,503. Lake Travis ISD is the largest single contributor, at 49.1% 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 11% of market value ($318,105 land vs $2,584,395 improvements), about $15/SF of land. Most value sits in the improvements, so building condition, age (~18 yrs), and rent roll drive the underwriting.
Submarket Position: At $2,902,500, 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 -0.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,776,494 by 2030, with an estimated annual tax burden around $51,728. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 5,480 SF | ✓ |
| 501 | CANOPY | 443 SF | ✗ |
| 611 | TERRACE | 301 SF | ✗ |
| 511 | DECK | 160 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $28,953.83 | $28,953.83 | Paid |
| U6J West Travis County MUD # 8 | 0.5044% | 0.4834% | 0.4750% | 0.4750% | 0.4750% | +0.0000% | $13,227.92 | $13,227.92 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $10,466.63 | $10,466.63 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,286.73 | $3,286.73 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $2,517.45 | $2,517.45 | Paid |
| VBC City of Bee Cave | 0.0200% | 0.0200% | 0.0200% | 0.0200% | 0.0200% | +0.0000% | $556.97 | $556.97 | Paid |
| Combined Rate | 2.3237% | 2.2191% | 2.0575% | 2.1006% | 2.1190% | +0.0184% | $59,009.53 | $59,009.53 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,905,089 | $2,902,500 | +0.1% |
| Assessed Value | $2,905,089 | $2,902,500 | +0.1% |
| Land Value | $318,105 | $318,105 | +0.0% |
| Improvement Value | $2,586,984 | $2,584,395 | +0.1% |
| Taxable Value | $2,905,089 | $2,902,500 | +0.1% |
| Total Tax 2026 = estimate |
~$61,558
Estimated
|
~$59,010
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,169,761 | $2,905,089 | -264,672 (-8.3%) |
| Taxable Value | $3,169,761 | $2,905,089 | -264,672 (-8.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,905,089 | $318,105 | $2,586,984 | — | $2,905,089 | $2,905,089 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,902,500 | $318,105 | $2,584,395 | — | $2,902,500 | $2,902,500 | ~$59,010 | Partial |
| 2024 | $2,821,023 | — | — | −$2,502,918 | $318,105 | $— | $58,297 | Verified |
| 2023 | $2,700,000 | — | — | −$2,381,895 | $318,105 | $— | $58,895 | Verified |
| 2022 | $— | — | — | — | $318,105 | $— | $57,118 | Verified |
| 2021 | $3,007,410 | — | — | −$2,689,305 | $318,105 | $— | $57,543 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +9.2% | +9.2% | ~100% | Not available | Partial |
| 2025 | +1.3% | +1.3% | ~100% | Not available | Partial |
| 2024 | -4.5% | -4.5% | ~100% | 2.0400% | Verified |
| 2023 | +11.1% | +11.1% | ~100% | 1.9600% | Verified |
| 2022 | +2.2% | +2.2% | ~100% | 2.1200% | Verified |
| 2021 | base year | — | ~100% | 1.9100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +9.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.1% | -0.7% | -0.9% | +4.5% | 2024 | -10.2% | 2023 |
| Assessment Ratio | 100.0% | 46.7% | — | 100.0% | 2025 | 10.6% | 2021 |
| Effective Tax Rate (2025) | 2.0300% | 2.0300% | — | 2.0300% | 2025 | 2.0300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$59,010 | $58,436 | ~$55,578 | $59,010 | 2025 | $57,543 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,876,849 | ~$2,876,849 | ~2.0678% | ~$59,487 | -0.9% |
| 2027 | ~$2,851,425 | ~$2,851,425 | ~2.0166% | ~$57,502 | -1.8% |
| 2028 | ~$2,826,226 | ~$2,826,226 | ~1.9654% | ~$55,548 | -2.6% |
| 2029 | ~$2,801,250 | ~$2,801,250 | ~1.9143% | ~$53,623 | -3.5% |
| 2030 | ~$2,776,494 | ~$2,776,494 | ~1.8631% | ~$51,728 | -4.3% |
| 2026 | ~$2,818,799 | ~$2,818,799 | ~2.1190% | ~$59,729 | -2.9% |
| 2027 | ~$2,737,512 | ~$2,737,512 | ~2.1190% | ~$58,007 | -5.7% |
| 2028 | ~$2,658,570 | ~$2,658,570 | ~2.1190% | ~$56,334 | -8.4% |
| 2029 | ~$2,581,903 | ~$2,581,903 | ~2.1190% | ~$54,710 | -11.0% |
| 2030 | ~$2,507,448 | ~$2,507,448 | ~2.1190% | ~$53,132 | -13.6% |
| 2026 | ~$2,934,899 | ~$2,934,899 | ~2.0422% | ~$59,937 | +1.1% |
| 2027 | ~$2,967,660 | ~$2,967,660 | ~1.9654% | ~$58,327 | +2.2% |
| 2028 | ~$3,000,787 | ~$3,000,787 | ~1.8887% | ~$56,675 | +3.4% |
| 2029 | ~$3,034,284 | ~$3,034,284 | ~1.8119% | ~$54,978 | +4.5% |
| 2030 | ~$3,068,154 | ~$3,068,154 | ~1.7351% | ~$53,237 | +5.7% |
In 2025, this property's market value of $2,902,500 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +105% 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 | $2,902,500 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,821,023 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,700,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |
| 2021 | $3,007,410 | $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.