12221 RIATA TRACE PKWY TX 78727
| Owner | RIATA COMMONS LLC |
|---|---|
| Parcel ID | 0166010501 |
| Short ID | 424195 |
| Type | Real |
| Use Code | 43 Strip Center (>10,000 SF) |
| Valuation | Income |
| Improvement SF | 14,725 SF |
| Land SF | 108,073 SF |
| Acres | 2.481 |
| Year Built | 2003 |
| Legal | LOT 8 BLK B RIATA SEC 2 AMENDED PLAT OF |
| Neighborhood | 43NWE |
| Land | $704,435 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $704,435 |
| Improvement | $3,780,752 |
|---|---|
| Total Improvement | $3,780,752 |
| Market | $4,485,187 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,485,187 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $4,485,187 |
| Taxable Value | $4,485,187 |
|---|
Appreciation: Market value has fallen -3.3% from $4,639,369 (2021) to $4,485,187 (2025), a CAGR of -0.8% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→2022), 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 2.0144% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $90,349. Round Rock ISD is the largest single contributor, at 44.3% 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 16% of market value ($704,435 land vs $3,780,752 improvements), about $7/SF of land. Most value sits in the improvements, so building condition, age (~23 yrs), and rent roll drive the underwriting.
Submarket Position: At $4,485,187, 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 -0.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,299,645 by 2030, with an estimated annual tax burden around $74,025. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 46,525 SF | ✗ |
| 1ST | 1st Floor | 14,725 SF | ✓ |
| 611 | TERRACE | 4,902 SF | ✗ |
| 501 | CANOPY | 1,717 SF | ✗ |
| 482 | LIGHT POLES | 7 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 |
|---|---|---|---|---|---|---|---|---|---|
| IRR Round Rock ISD | 1.1336% | 1.0626% | 0.9190% | 0.8931% | 0.8931% | +0.0000% | $40,057.21 | $40,057.21 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $23,503.14 | $23,503.14 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $16,857.35 | $16,857.35 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $5,293.55 | $5,293.55 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,637.68 | $4,637.68 | Paid |
| Combined Rate | 2.2486% | 2.0409% | 1.8687% | 1.9244% | 2.0144% | +0.0900% | $90,348.93 | $90,348.93 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,485,187 | $4,485,187 | +0.0% |
| Assessed Value | $4,485,187 | $4,485,187 | +0.0% |
| Land Value | $704,435 | $704,435 | +0.0% |
| Improvement Value | $3,780,752 | $3,780,752 | +0.0% |
| Taxable Value | $4,485,187 | $4,485,187 | +0.0% |
| Total Tax 2026 = estimate |
~$90,349
Estimated
|
~$90,349
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,624,887 | $4,485,187 | -139,700 (-3.0%) |
| Taxable Value | $4,624,887 | $4,485,187 | -139,700 (-3.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,485,187 | $704,435 | $3,780,752 | — | $4,485,187 | $4,485,187 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,485,187 | $704,435 | $3,780,752 | — | $4,485,187 | $4,485,187 | ~$90,349 | Partial |
| 2024 | $4,480,042 | — | — | −$3,775,607 | $704,435 | $— | $88,287 | Verified |
| 2023 | $4,285,431 | — | — | −$3,580,996 | $704,435 | $— | $83,721 | Verified |
| 2022 | $4,130,622 | — | — | −$3,426,187 | $704,435 | $— | $87,462 | Verified |
| 2021 | $4,639,369 | — | — | −$3,934,934 | $704,435 | $— | $92,880 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.1% | +3.1% | ~100% | Not available | Partial |
| 2025 | -2.2% | -2.2% | ~100% | Not available | Partial |
| 2024 | +2.4% | +2.4% | ~100% | 1.9200% | Verified |
| 2023 | +4.5% | +4.5% | ~100% | 1.8700% | Verified |
| 2022 | +3.7% | +3.7% | ~100% | 2.0400% | Verified |
| 2021 | base year | — | ~100% | 2.0000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +8.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -0.5% | -0.8% | +4.5% | 2024 | -11.0% | 2022 |
| Assessment Ratio | 100.0% | 44.1% | — | 100.0% | 2025 | 15.2% | 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 |
$90,349 | $88,540 | ~$80,456 | $92,880 | 2021 | $83,721 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,447,449 | ~$4,447,449 | ~1.9558% | ~$86,985 | -0.8% |
| 2027 | ~$4,410,028 | ~$4,410,028 | ~1.8973% | ~$83,671 | -1.7% |
| 2028 | ~$4,372,923 | ~$4,372,923 | ~1.8387% | ~$80,407 | -2.5% |
| 2029 | ~$4,336,129 | ~$4,336,129 | ~1.7802% | ~$77,191 | -3.3% |
| 2030 | ~$4,299,645 | ~$4,299,645 | ~1.7216% | ~$74,025 | -4.1% |
| 2026 | ~$4,357,745 | ~$4,357,745 | ~2.0144% | ~$87,782 | -2.8% |
| 2027 | ~$4,233,924 | ~$4,233,924 | ~2.0144% | ~$85,288 | -5.6% |
| 2028 | ~$4,113,622 | ~$4,113,622 | ~2.0144% | ~$82,864 | -8.3% |
| 2029 | ~$3,996,738 | ~$3,996,738 | ~2.0144% | ~$80,510 | -10.9% |
| 2030 | ~$3,883,175 | ~$3,883,175 | ~2.0144% | ~$78,222 | -13.4% |
| 2026 | ~$4,537,153 | ~$4,537,153 | ~1.9266% | ~$87,411 | +1.2% |
| 2027 | ~$4,589,720 | ~$4,589,720 | ~1.8387% | ~$84,393 | +2.3% |
| 2028 | ~$4,642,897 | ~$4,642,897 | ~1.7509% | ~$81,293 | +3.5% |
| 2029 | ~$4,696,690 | ~$4,696,690 | ~1.6631% | ~$78,110 | +4.7% |
| 2030 | ~$4,751,106 | ~$4,751,106 | ~1.5753% | ~$74,843 | +5.9% |
In 2025, this property's market value of $4,485,187 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 3× 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 | $4,485,187 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $4,480,042 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $4,285,431 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $4,130,622 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $4,639,369 | $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.