12611 SHOPS PARKWAY TX
| Owner | IVT SHOPS AT GALLERIA |
|---|---|
| Parcel ID | 0119630214 |
| Short ID | 850978 |
| Type | Real |
| Use Code | 46 Discount Store (>25,000 SF) |
| Valuation | Income |
| Improvement SF | 134,606 SF |
| Land SF | 612,889 SF |
| Acres | 14.070 |
| Year Built | 2005 |
| Legal | LOT 9 BLK A SHOPS AT THE GALLERIA LTS 2,8-9 BLK A & LTS 1-4 BLK B, LT 1 BLK C, LT 6A BLK A REPLAT |
| Neighborhood | 41SWE |
| Land | $8,274,004 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $8,274,004 |
| Improvement | $1,762,576 |
|---|---|
| Total Improvement | $1,762,576 |
| Market | $10,036,580 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $10,036,580 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $10,036,580 |
| Taxable Value | $10,036,580 |
|---|
Appreciation: Market value has fallen -7.9% from $10,903,086 (2021) to $10,036,580 (2025), a CAGR of -2.0% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2024→2025), 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 $212,672. 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 82% of market value ($8,274,004 land vs $1,762,576 improvements), about $14/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 $10,036,580, this parcel sits in the top quartile (≥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 -2.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $9,049,637 by 2030, with an estimated annual tax burden around $168,602. 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 | 325,263 SF | ✗ |
| 491 | SPRINKLER HEADS | 147,806 SF | ✗ |
| 1ST | 1st Floor | 134,606 SF | ✓ |
| 611 | TERRACE | 27,593 SF | ✗ |
| 501 | CANOPY | 19,119 SF | ✗ |
| 482 | LIGHT POLES | 75 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% | $104,350.32 | $104,350.32 | Paid |
| U6J West Travis County MUD # 8 | 0.5044% | 0.4834% | 0.4750% | 0.4750% | 0.4750% | +0.0000% | $47,673.76 | $47,673.76 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $37,721.98 | $37,721.98 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $11,845.47 | $11,845.47 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $9,072.97 | $9,072.97 | Paid |
| VBC City of Bee Cave | 0.0200% | 0.0200% | 0.0200% | 0.0200% | 0.0200% | +0.0000% | $2,007.32 | $2,007.32 | Paid |
| Combined Rate | 2.3237% | 2.2191% | 2.0575% | 2.1006% | 2.1190% | +0.0184% | $212,671.82 | $212,671.82 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $10,127,393 | $10,036,580 | +0.9% |
| Assessed Value | $10,127,393 | $10,036,580 | +0.9% |
| Land Value | $8,274,004 | $8,274,004 | +0.0% |
| Improvement Value | $1,853,389 | $1,762,576 | +5.2% |
| Taxable Value | $10,127,393 | $10,036,580 | +0.9% |
| Total Tax 2026 = estimate |
~$214,596
Estimated
|
~$212,672
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $10,127,393 | $10,127,393 | +0 (+0.0%) |
| Taxable Value | $10,127,393 | $10,127,393 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $10,127,393 | $8,274,004 | $1,853,389 | — | $10,127,393 | $10,127,393 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $10,036,580 | $8,274,004 | $1,762,576 | — | $10,036,580 | $10,036,580 | ~$212,672 | Partial |
| 2024 | $10,903,000 | — | — | −$2,628,996 | $8,274,004 | $— | $233,129 | Verified |
| 2023 | $10,903,000 | — | — | −$1,709,662 | $9,193,338 | $— | $224,334 | Verified |
| 2022 | $10,903,000 | — | — | −$1,709,662 | $9,193,338 | $— | $241,951 | Verified |
| 2021 | $10,903,086 | — | — | −$1,709,748 | $9,193,338 | $— | $253,351 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.9% | +0.9% | ~100% | Not available | Partial |
| 2025 | -14.7% | -14.7% | ~100% | Not available | Partial |
| 2024 | +7.9% | +7.9% | ~100% | 1.9800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 2.0600% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 2.2200% | Verified |
| 2021 | base year | — | ~100% | 2.3200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -7.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.9% | -1.4% | -2.2% | +0.9% | 2026 | -7.9% | 2025 |
| Assessment Ratio | 100.0% | 88.1% | — | 100.0% | 2025 | 75.9% | 2024 |
| Effective Tax Rate (2025) | 2.1200% | 2.1200% | — | 2.1200% | 2025 | 2.1200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$212,672 | $233,087 | ~$185,663 | $253,351 | 2021 | $212,672 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$9,830,935 | ~$9,830,935 | ~2.0678% | ~$203,283 | -2.0% |
| 2027 | ~$9,629,504 | ~$9,629,504 | ~2.0166% | ~$194,190 | -4.1% |
| 2028 | ~$9,432,200 | ~$9,432,200 | ~1.9654% | ~$185,384 | -6.0% |
| 2029 | ~$9,238,938 | ~$9,238,938 | ~1.9143% | ~$176,857 | -7.9% |
| 2030 | ~$9,049,637 | ~$9,049,637 | ~1.8631% | ~$168,602 | -9.8% |
| 2026 | ~$9,630,203 | ~$9,630,203 | ~2.1190% | ~$204,061 | -4.0% |
| 2027 | ~$9,240,281 | ~$9,240,281 | ~2.1190% | ~$195,799 | -7.9% |
| 2028 | ~$8,866,146 | ~$8,866,146 | ~2.1190% | ~$187,871 | -11.7% |
| 2029 | ~$8,507,160 | ~$8,507,160 | ~2.1190% | ~$180,264 | -15.2% |
| 2030 | ~$8,162,709 | ~$8,162,709 | ~2.1190% | ~$172,965 | -18.7% |
| 2026 | ~$10,031,667 | ~$10,031,667 | ~2.0422% | ~$204,867 | -0.0% |
| 2027 | ~$10,026,756 | ~$10,026,756 | ~1.9654% | ~$197,069 | -0.1% |
| 2028 | ~$10,021,847 | ~$10,021,847 | ~1.8887% | ~$189,279 | -0.1% |
| 2029 | ~$10,016,941 | ~$10,016,941 | ~1.8119% | ~$181,497 | -0.2% |
| 2030 | ~$10,012,038 | ~$10,012,038 | ~1.7351% | ~$173,722 | -0.2% |
In 2025, this property's market value of $10,036,580 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 7× 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 | $10,036,580 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $10,903,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $10,903,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $10,903,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $10,903,086 | $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.