11877 RESEARCH BLVD TX 78727
| Owner | MATTOX JAMES S & |
|---|---|
| Parcel ID | 0164010120 |
| Short ID | 163286 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 13,614 SF |
| Acres | 0.313 |
| Year Built | — |
| Legal | LOT 6 LESS S PORT & LOT 7 LESS NE55' AV & S PORT BLK G PLUS VAC PT STREET SUMMIT OAKS |
| Neighborhood | 1NW2 |
| Land | $272,280 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $272,280 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $272,280 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $272,280 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $272,280 |
| Taxable Value | $272,280 |
|---|
Appreciation: Market value has risen +52.4% from $178,661 (2021) to $272,280 (2025), a CAGR of 11.1% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2025), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Land/Vacant parcel countywide rose +487.2%, so this parcel has lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.0144% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $5,485. Round Rock ISD is the largest single contributor, at 44.3% of the total 2025 levy.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 100% of market value ($272,280 land vs $0 improvements), about $20/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 $272,280, this parcel sits in the upper-middle (50th–75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant 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 +11.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $461,050 by 2030, with an estimated annual tax burden around $7,938. 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 |
|---|---|---|---|---|---|---|---|---|---|
| IRR Round Rock ISD | 1.1336% | 1.0626% | 0.9190% | 0.8931% | 0.8931% | +0.0000% | $2,431.73 | $2,431.73 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,426.79 | $1,426.79 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,023.35 | $1,023.35 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $321.35 | $321.35 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $281.54 | $281.54 | Paid |
| Combined Rate | 2.2486% | 2.0409% | 1.8687% | 1.9244% | 2.0144% | +0.0900% | $5,484.76 | $5,484.76 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $272,280 | $272,280 | +0.0% |
| Assessed Value | $272,280 | $272,280 | +0.0% |
| Land Value | $272,280 | $272,280 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $272,280 | $272,280 | +0.0% |
| Total Tax 2026 = estimate |
~$5,485
Estimated
|
~$5,485
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $272,280 | $272,280 | +0 (+0.0%) |
| Taxable Value | $272,280 | $272,280 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $272,280 | $272,280 | — | — | $272,280 | $272,280 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $272,280 | $272,280 | — | — | $272,280 | $272,280 | ~$5,485 | Partial |
| 2024 | $— | — | — | — | $272,280 | $— | $5,240 | Verified |
| 2023 | $— | — | — | — | $340,350 | $— | $5,088 | Verified |
| 2022 | $— | — | — | — | $272,280 | $— | $5,557 | Verified |
| 2021 | $178,661 | — | — | — | $178,661 | $— | $4,017 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -20.0% | -20.0% | ~100% | 1.9200% | Verified |
| 2023 | +25.0% | +25.0% | ~100% | 1.5000% | Verified |
| 2022 | +52.4% | +52.4% | ~100% | 2.0400% | Verified |
| 2021 | base year | — | ~100% | 2.2500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +52.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +26.2% | +11.1% | +52.4% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.0100% | 2.0100% | — | 2.0100% | 2025 | 2.0100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,485 | $4,751 | ~$6,897 | $5,485 | 2025 | $4,017 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$302,526 | ~$302,526 | ~1.9558% | ~$5,917 | +11.1% |
| 2027 | ~$336,131 | ~$336,131 | ~1.8973% | ~$6,377 | +23.5% |
| 2028 | ~$373,470 | ~$373,470 | ~1.8387% | ~$6,867 | +37.2% |
| 2029 | ~$414,956 | ~$414,956 | ~1.7802% | ~$7,387 | +52.4% |
| 2030 | ~$461,050 | ~$461,050 | ~1.7216% | ~$7,938 | +69.3% |
| 2026 | ~$297,080 | ~$297,080 | ~2.0144% | ~$5,984 | +9.1% |
| 2027 | ~$324,139 | ~$324,139 | ~2.0144% | ~$6,529 | +19.0% |
| 2028 | ~$353,663 | ~$353,663 | ~2.0144% | ~$7,124 | +29.9% |
| 2029 | ~$385,875 | ~$385,875 | ~2.0144% | ~$7,773 | +41.7% |
| 2030 | ~$421,022 | ~$421,022 | ~2.0144% | ~$8,481 | +54.6% |
| 2026 | ~$307,971 | ~$307,971 | ~1.9266% | ~$5,933 | +13.1% |
| 2027 | ~$348,341 | ~$348,341 | ~1.8387% | ~$6,405 | +27.9% |
| 2028 | ~$394,003 | ~$394,003 | ~1.7509% | ~$6,899 | +44.7% |
| 2029 | ~$445,650 | ~$445,650 | ~1.6631% | ~$7,412 | +63.7% |
| 2030 | ~$504,067 | ~$504,067 | ~1.5753% | ~$7,940 | +85.1% |
In 2025, this property's market value of $272,280 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — 3× the county median of $85,028. Land/Vacant here is the broad TCAD category — every land/vacant 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 | $272,280 | $24,862 | $85,028 | $363,420 | ↑ Above median | +2.1% |
| 2024 | — | $23,000 | $66,000 | $330,000 | — | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $178,661 | $6,000 | $14,480 | $80,000 | ↑ 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.