12770 SHOPS PARKWAY TX 78738
| Owner | IVT SHOPS AT GALLERIA |
|---|---|
| Parcel ID | 0119630401 |
| Short ID | 850965 |
| Type | Real |
| Use Code | 41 Community Shopping Center |
| Valuation | Income |
| Improvement SF | 329,639 SF |
| Land SF | 1,746,993 SF |
| Acres | 40.105 |
| Year Built | 2005 |
| Legal | LOTS 2&8 BLK A, LOTS 1&3 BLK B, LOT 1 BLK C SHOPS AT THE GALLERIA LTS 2,8-9 BLK A & LTS 1-4 BLK B, LT 1 BLK C, LT 6A BLK A REPLAT & LOT 1 TRADING POST SUBD AMD PLAT OF LOTS 1&2 |
| Neighborhood | 41SWE |
| Land | $26,204,891 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $26,204,891 |
| Improvement | $68,418,859 |
|---|---|
| Total Improvement | $68,418,859 |
| Market | $94,623,750 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $94,623,750 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $94,623,750 |
| Taxable Value | $94,623,750 |
|---|
Appreciation: Market value has fallen -12.9% from $108,608,504 (2021) to $94,623,750 (2025), a CAGR of -3.4% 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 $2,005,046. 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 28% of market value ($26,204,891 land vs $68,418,859 improvements), about $15/SF of land. Most value sits in the improvements, so building condition, age (~21 yrs), and rent roll drive the underwriting.
Submarket Position: At $94,623,750, 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 -3.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $79,647,209 by 2030, with an estimated annual tax burden around $1,483,889. 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.
10 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 868,186 SF | ✗ |
| 1ST | 1st Floor | 329,639 SF | ✓ |
| 491 | SPRINKLER HEADS | 305,571 SF | ✗ |
| 438 | STREETS PRIVATE | 205,400 SF | ✗ |
| 611 | TERRACE | 14,806 SF | ✗ |
| 501 | CANOPY | 7,493 SF | ✗ |
| 503 | CANOPY - BANK | 1,237 SF | ✗ |
| 541 | FENCE COMM LF | 73 SF | ✗ |
| 437 | FENCE MASON LF | 70 SF | ✗ |
| 482 | LIGHT POLES | 12 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% | $943,917.04 | $943,917.04 | Paid |
| U6J West Travis County MUD # 8 | 0.5044% | 0.4834% | 0.4750% | 0.4750% | 0.4750% | +0.0000% | $431,240.35 | $431,240.35 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $341,220.07 | $341,220.07 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $107,150.06 | $107,150.06 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $82,070.94 | $82,070.94 | Paid |
| VBC City of Bee Cave | 0.0200% | 0.0200% | 0.0200% | 0.0200% | 0.0200% | +0.0000% | $18,157.49 | $18,157.49 | Paid |
| Combined Rate | 2.3237% | 2.2191% | 2.0575% | 2.1006% | 2.1190% | +0.0184% | $1,923,755.95 | $1,923,755.95 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $94,708,148 | $94,623,750 | +0.1% |
| Assessed Value | $94,708,148 | $94,623,750 | +0.1% |
| Land Value | $26,204,891 | $26,204,891 | +0.0% |
| Improvement Value | $68,503,257 | $68,418,859 | +0.1% |
| Taxable Value | $94,708,148 | $94,623,750 | +0.1% |
| Total Tax 2026 = estimate |
~$2,006,834
Estimated
|
~$1,923,756
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $103,336,680 | $94,708,148 | -8,628,532 (-8.3%) |
| Taxable Value | $103,336,680 | $94,708,148 | -8,628,532 (-8.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $94,708,148 | $26,204,891 | $68,503,257 | — | $94,708,148 | $94,708,148 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $94,623,750 | $26,204,891 | $68,418,859 | — | $94,623,750 | $94,623,750 | ~$1,923,756 | Partial |
| 2024 | $92,500,306 | — | — | — | — | $— | $1,901,483 | Verified |
| 2023 | $99,000,000 | — | — | — | — | $— | $1,933,203 | Verified |
| 2022 | $— | — | — | — | — | $— | $2,094,337 | Verified |
| 2021 | $108,608,504 | — | — | −$82,034,073 | $26,574,431 | $— | $2,137,435 | 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 | -5.0% | -5.0% | ~100% | 2.0400% | Verified |
| 2023 | -0.6% | -0.6% | ~100% | 1.9700% | Verified |
| 2022 | +0.9% | +0.9% | ~100% | 2.1200% | Verified |
| 2021 | base year | — | ~100% | 1.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -3.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.1% | -3.2% | -3.4% | +2.3% | 2025 | -8.8% | 2023 |
| Assessment Ratio | 100.0% | 74.8% | — | 100.0% | 2025 | 24.5% | 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 |
$1,923,756 | $1,973,969 | ~$1,682,110 | $2,137,435 | 2021 | $1,901,483 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$91,418,531 | ~$91,418,531 | ~2.0678% | ~$1,890,342 | -3.4% |
| 2027 | ~$88,321,883 | ~$88,321,883 | ~2.0166% | ~$1,781,109 | -6.7% |
| 2028 | ~$85,330,128 | ~$85,330,128 | ~1.9654% | ~$1,677,106 | -9.8% |
| 2029 | ~$82,439,715 | ~$82,439,715 | ~1.9143% | ~$1,578,106 | -12.9% |
| 2030 | ~$79,647,209 | ~$79,647,209 | ~1.8631% | ~$1,483,889 | -15.8% |
| 2026 | ~$89,892,562 | ~$89,892,562 | ~2.1190% | ~$1,904,794 | -5.0% |
| 2027 | ~$85,397,934 | ~$85,397,934 | ~2.1190% | ~$1,809,554 | -9.8% |
| 2028 | ~$81,128,038 | ~$81,128,038 | ~2.1190% | ~$1,719,076 | -14.3% |
| 2029 | ~$77,071,636 | ~$77,071,636 | ~2.1190% | ~$1,633,123 | -18.5% |
| 2030 | ~$73,218,054 | ~$73,218,054 | ~2.1190% | ~$1,551,466 | -22.6% |
| 2026 | ~$93,311,006 | ~$93,311,006 | ~2.0422% | ~$1,905,597 | -1.4% |
| 2027 | ~$92,016,473 | ~$92,016,473 | ~1.9654% | ~$1,808,522 | -2.8% |
| 2028 | ~$90,739,900 | ~$90,739,900 | ~1.8887% | ~$1,713,774 | -4.1% |
| 2029 | ~$89,481,038 | ~$89,481,038 | ~1.8119% | ~$1,621,306 | -5.4% |
| 2030 | ~$88,239,640 | ~$88,239,640 | ~1.7351% | ~$1,531,074 | -6.7% |
In 2025, this property's market value of $94,623,750 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 67× 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 | $94,623,750 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $92,500,306 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $99,000,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |
| 2021 | $108,608,504 | $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.