11680 RESEARCH BLVD TX 78759
| Owner | FROST BANK |
|---|---|
| Parcel ID | 0162010901 |
| Short ID | 424150 |
| Type | Real |
| Use Code | 58 Bank — Branch Office |
| Valuation | Income |
| Improvement SF | — |
| Land SF | 75,750 SF |
| Acres | 1.739 |
| Year Built | — |
| Legal | LOT 2 BLK A COVERT/183 SUBD SEC 2 |
| Neighborhood | 32NWE |
| Land | $2,272,500 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,272,500 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $2,272,500 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,272,500 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,272,500 |
| Taxable Value | $2,272,500 |
|---|
Appreciation: Market value has fallen -44.2% from $4,071,150 (2021) to $2,272,500 (2025), a CAGR of -13.6% 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 5 taxing entities is 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $46,506. 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 100% of market value ($2,272,500 land vs $0 improvements), about $30/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 $2,272,500, 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 -13.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,096,446 by 2030, with an estimated annual tax burden around $20,654. 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.
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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $21,025.17 | $21,025.17 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $11,908.29 | $11,908.29 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $8,541.08 | $8,541.08 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,682.07 | $2,682.07 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,349.77 | $2,349.77 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $46,506.38 | $46,506.38 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,497,700 | $2,272,500 | +53.9% |
| Assessed Value | $3,497,700 | $2,272,500 | +53.9% |
| Land Value | $2,272,500 | $2,272,500 | +0.0% |
| Improvement Value | $1,225,200 | — | — |
| Taxable Value | $3,497,700 | $2,272,500 | +53.9% |
| Total Tax 2026 = estimate |
~$71,580
Estimated
|
~$46,506
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,678,707 | $3,497,700 | -181,007 (-4.9%) |
| Taxable Value | $3,678,707 | $3,497,700 | -181,007 (-4.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,497,700 | $2,272,500 | $1,225,200 | — | $3,497,700 | $3,497,700 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,272,500 | $2,272,500 | — | — | $2,272,500 | $2,272,500 | ~$46,506 | Partial |
| 2024 | $3,874,727 | — | — | −$1,602,227 | $2,272,500 | $— | $76,790 | Verified |
| 2023 | $3,733,372 | — | — | −$1,460,872 | $2,272,500 | $— | $70,103 | Verified |
| 2022 | $3,567,695 | — | — | −$1,295,195 | $2,272,500 | $— | $73,731 | Verified |
| 2021 | $4,071,150 | — | — | −$1,798,650 | $2,272,500 | $— | $77,657 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +61.9% | +61.9% | ~100% | Not available | Partial |
| 2025 | -43.4% | -43.4% | ~100% | Not available | Partial |
| 2024 | +3.7% | +3.7% | ~100% | 1.9100% | Verified |
| 2023 | +3.8% | +3.8% | ~100% | 1.8100% | Verified |
| 2022 | +4.6% | +4.6% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.9100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -36.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +53.9% | +1.7% | -19.6% | +53.9% | 2026 | -41.4% | 2025 |
| Assessment Ratio | 100.0% | 73.2% | — | 100.0% | 2025 | 55.8% | 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 |
$46,506 | $68,958 | ~$29,352 | $77,657 | 2021 | $46,506 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,964,267 | ~$1,964,267 | ~2.0139% | ~$39,559 | -13.6% |
| 2027 | ~$1,697,842 | ~$1,697,842 | ~1.9814% | ~$33,641 | -25.3% |
| 2028 | ~$1,467,554 | ~$1,467,554 | ~1.9488% | ~$28,600 | -35.4% |
| 2029 | ~$1,268,501 | ~$1,268,501 | ~1.9163% | ~$24,308 | -44.2% |
| 2030 | ~$1,096,446 | ~$1,096,446 | ~1.8837% | ~$20,654 | -51.8% |
| 2026 | ~$2,158,875 | ~$2,158,875 | ~2.0465% | ~$44,181 | -5.0% |
| 2027 | ~$2,050,931 | ~$2,050,931 | ~2.0465% | ~$41,972 | -9.8% |
| 2028 | ~$1,948,385 | ~$1,948,385 | ~2.0465% | ~$39,873 | -14.3% |
| 2029 | ~$1,850,965 | ~$1,850,965 | ~2.0465% | ~$37,880 | -18.5% |
| 2030 | ~$1,758,417 | ~$1,758,417 | ~2.0465% | ~$35,986 | -22.6% |
| 2026 | ~$2,009,717 | ~$2,009,717 | ~1.9977% | ~$40,147 | -11.6% |
| 2027 | ~$1,777,322 | ~$1,777,322 | ~1.9488% | ~$34,637 | -21.8% |
| 2028 | ~$1,571,799 | ~$1,571,799 | ~1.9000% | ~$29,864 | -30.8% |
| 2029 | ~$1,390,043 | ~$1,390,043 | ~1.8512% | ~$25,732 | -38.8% |
| 2030 | ~$1,229,304 | ~$1,229,304 | ~1.8024% | ~$22,157 | -45.9% |
In 2025, this property's market value of $2,272,500 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +60% 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 | $2,272,500 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $3,874,727 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $3,733,372 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $3,567,695 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $4,071,150 | $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.