6221 MC NEIL DR TX 78729
| Owner | HEB LP |
|---|---|
| Parcel ID | 0170011501 |
| Short ID | 440221 |
| Type | Real |
| Use Code | 42 Neighborhood Shopping Center |
| Valuation | Income |
| Improvement SF | 38,950 SF |
| Land SF | 292,244 SF |
| Acres | 6.709 |
| Year Built | 1997 |
| Legal | LOT 1 BLK A HEB/PARMER RESUB |
| Neighborhood | 42NWE |
| Land | $4,383,660 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,383,660 |
| Improvement | $3,521,763 |
|---|---|
| Total Improvement | $3,521,763 |
| Market | $7,905,423 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $7,905,423 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $7,905,423 |
| Taxable Value | $7,905,423 |
|---|
Appreciation: Market value has fallen -7.9% from $8,579,407 (2021) to $7,905,423 (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 (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 $159,246. 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 55% of market value ($4,383,660 land vs $3,521,763 improvements), about $15/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $7,905,423, 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 $7,136,905 by 2030, with an estimated annual tax burden around $122,872. 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 | 150,000 SF | ✗ |
| 1ST | 1st Floor | 38,950 SF | ✓ |
| 611 | TERRACE | 10,242 SF | ✗ |
| 501 | CANOPY | 6,850 SF | ✗ |
| 482 | LIGHT POLES | 17 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% | $63,410.10 | $63,410.10 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $37,205.21 | $37,205.21 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $26,685.00 | $26,685.00 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $8,379.63 | $8,379.63 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $7,341.40 | $7,341.40 | Paid |
| Combined Rate | 2.2486% | 2.0409% | 1.8687% | 1.9244% | 2.0144% | +0.0900% | $143,021.34 | $143,021.34 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $8,187,854 | $7,905,423 | +3.6% |
| Assessed Value | $8,187,854 | $7,905,423 | +3.6% |
| Land Value | $4,383,660 | $4,383,660 | +0.0% |
| Improvement Value | $3,804,194 | $3,521,763 | +8.0% |
| Taxable Value | $8,187,854 | $7,905,423 | +3.6% |
| Total Tax 2026 = estimate |
~$164,935
Estimated
|
~$143,021
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $8,187,854 | $8,187,854 | +0 (+0.0%) |
| Taxable Value | $8,187,854 | $8,187,854 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $8,187,854 | $4,383,660 | $3,804,194 | — | $8,187,854 | $8,187,854 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $7,905,423 | $4,383,660 | $3,521,763 | — | $7,905,423 | $7,905,423 | ~$143,021 | Partial |
| 2024 | $6,700,000 | — | — | −$2,316,340 | $4,383,660 | $— | $134,101 | Verified |
| 2023 | $7,100,000 | — | — | −$2,716,340 | $4,383,660 | $— | $125,600 | Verified |
| 2022 | $6,700,000 | — | — | −$2,316,340 | $4,383,660 | $— | $144,906 | Verified |
| 2021 | $8,579,407 | — | — | −$4,195,747 | $4,383,660 | $— | $151,677 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.6% | +3.6% | ~100% | Not available | Partial |
| 2025 | -3.6% | -3.6% | ~100% | Not available | Partial |
| 2024 | +15.5% | +15.5% | ~100% | 1.6400% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.7700% | Verified |
| 2022 | -7.5% | -7.5% | ~100% | 2.0400% | Verified |
| 2021 | base year | — | ~100% | 1.7700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +3.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +3.6% | +0.0% | -2.7% | +18.0% | 2025 | -21.9% | 2022 |
| Assessment Ratio | 100.0% | 73.9% | — | 100.0% | 2025 | 51.1% | 2021 |
| Effective Tax Rate (2025) | 1.8100% | 1.8100% | — | 1.8100% | 2025 | 1.8100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$143,021 | $139,861 | ~$136,944 | $151,677 | 2021 | $125,600 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$7,745,368 | ~$7,745,368 | ~1.9558% | ~$151,487 | -2.0% |
| 2027 | ~$7,588,554 | ~$7,588,554 | ~1.8973% | ~$143,977 | -4.0% |
| 2028 | ~$7,434,915 | ~$7,434,915 | ~1.8387% | ~$136,709 | -6.0% |
| 2029 | ~$7,284,386 | ~$7,284,386 | ~1.7802% | ~$129,676 | -7.9% |
| 2030 | ~$7,136,905 | ~$7,136,905 | ~1.7216% | ~$122,872 | -9.7% |
| 2026 | ~$7,587,260 | ~$7,587,260 | ~2.0144% | ~$152,837 | -4.0% |
| 2027 | ~$7,281,902 | ~$7,281,902 | ~2.0144% | ~$146,686 | -7.9% |
| 2028 | ~$6,988,833 | ~$6,988,833 | ~2.0144% | ~$140,782 | -11.6% |
| 2029 | ~$6,707,559 | ~$6,707,559 | ~2.0144% | ~$135,116 | -15.2% |
| 2030 | ~$6,437,605 | ~$6,437,605 | ~2.0144% | ~$129,678 | -18.6% |
| 2026 | ~$7,903,477 | ~$7,903,477 | ~1.9266% | ~$152,265 | -0.0% |
| 2027 | ~$7,901,531 | ~$7,901,531 | ~1.8387% | ~$145,289 | -0.0% |
| 2028 | ~$7,899,586 | ~$7,899,586 | ~1.7509% | ~$138,315 | -0.1% |
| 2029 | ~$7,897,641 | ~$7,897,641 | ~1.6631% | ~$131,345 | -0.1% |
| 2030 | ~$7,895,697 | ~$7,895,697 | ~1.5753% | ~$124,379 | -0.1% |
In 2025, this property's market value of $7,905,423 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 6× 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 | $7,905,423 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $6,700,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $7,100,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $6,700,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $8,579,407 | $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.