11609 ANDERSON MILL RD TX 78750
| Owner | ANDERSON MILL DEVELOPMENT AUSTIN LLC |
|---|---|
| Parcel ID | 0175270312 |
| Short ID | 178196 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 1,647 SF |
| Land SF | 169,318 SF |
| Acres | 3.887 |
| Year Built | 1967 |
| Legal | ABS 748 SUR 800 S A & M G R R CO ACR 3.8870 |
| Neighborhood | 59FNW |
| Land | $999,736 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $999,736 |
| Improvement | $126,365 |
|---|---|
| Total Improvement | $126,365 |
| Market | $1,126,101 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,126,101 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,126,101 |
| Taxable Value | $1,126,101 |
|---|
Appreciation: Market value has risen +15.8% from $972,196 (2021) to $1,126,101 (2025), a CAGR of 3.7% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2025→2026), 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 $22,684. 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 89% of market value ($999,736 land vs $126,365 improvements), about $6/SF of land. With value concentrated in the land under a ~59-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $1,126,101, this parcel sits in the lower-middle (25th–50th 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 +3.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,353,184 by 2030, with an estimated annual tax burden around $23,297. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,647 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,647 SF | ✗ |
| 041C | GARAGE ATT 1ST COMM | 525 SF | ✓ |
| 612C | TERRACE UNCOVERD COMM | 250 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 116 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
| 522C | FIREPLACE COMM | 1 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% | $10,057.21 | $10,057.21 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,900.96 | $5,900.96 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,232.39 | $4,232.39 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,329.06 | $1,329.06 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,164.39 | $1,164.39 | Paid |
| Combined Rate | 2.2486% | 2.0409% | 1.8687% | 1.9244% | 2.0144% | +0.0900% | $22,684.01 | $22,684.01 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,383,102 | $1,126,101 | +22.8% |
| Assessed Value | $1,351,321 | $1,126,101 | +20.0% |
| Land Value | $999,736 | $999,736 | +0.0% |
| Improvement Value | $383,366 | $126,365 | +203.4% |
| Taxable Value | $1,351,321 | $1,126,101 | +20.0% |
| HS Cap Loss | -$31,781 | — | |
| Total Tax 2026 = estimate |
~$27,221
Estimated
|
~$22,684
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,519,892 | $1,383,102 | -136,790 (-9.0%) |
| Taxable Value | $1,351,321 | $1,351,321 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,383,102 | $999,736 | $383,366 | −$31,781 | $1,351,321 | $1,351,321 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,126,101 | $999,736 | $126,365 | — | $1,126,101 | $1,126,101 | ~$22,684 | Partial |
| 2024 | $1,117,188 | — | — | −$117,452 | $999,736 | $— | $21,411 | Verified |
| 2023 | $983,812 | — | — | — | $999,736 ! | $— | $20,877 | Verified |
| 2022 | $989,169 | — | — | −$142,581 | $846,588 | $— | $20,079 | Verified |
| 2021 | $972,196 | — | — | −$125,608 | $846,588 | $— | $22,242 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +35.0% | +20.0% | 88.9% | Not available | Partial |
| 2025 | +1.2% | +1.2% | ~100% | Not available | Partial |
| 2024 | -0.4% | -0.4% | ~100% | 1.9200% | Verified |
| 2023 | +13.6% | +13.6% | ~100% | 1.8700% | Verified |
| 2022 | -0.5% | -0.5% | ~100% | 2.0400% | Verified |
| 2021 | base year | — | ~100% | 2.2900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +13.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +22.8% | +7.7% | -0.1% | +22.8% | 2026 | -0.5% | 2023 |
| Assessment Ratio | 97.7% | 93.6% | — | 101.6% | 2023 | 85.6% | 2022 |
| 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 |
$22,684 | $21,459 | ~$23,096 | $22,684 | 2025 | $20,079 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,168,243 | ~$1,168,243 | ~1.9558% | ~$22,849 | +3.7% |
| 2027 | ~$1,211,962 | ~$1,211,962 | ~1.8973% | ~$22,994 | +7.6% |
| 2028 | ~$1,257,318 | ~$1,257,318 | ~1.8387% | ~$23,119 | +11.7% |
| 2029 | ~$1,304,370 | ~$1,304,370 | ~1.7802% | ~$23,220 | +15.8% |
| 2030 | ~$1,353,184 | ~$1,353,184 | ~1.7216% | ~$23,297 | +20.2% |
| 2026 | ~$1,145,721 | ~$1,145,721 | ~2.0144% | ~$23,079 | +1.7% |
| 2027 | ~$1,165,683 | ~$1,165,683 | ~2.0144% | ~$23,481 | +3.5% |
| 2028 | ~$1,185,993 | ~$1,185,993 | ~2.0144% | ~$23,890 | +5.3% |
| 2029 | ~$1,206,656 | ~$1,206,656 | ~2.0144% | ~$24,307 | +7.2% |
| 2030 | ~$1,227,680 | ~$1,227,680 | ~2.0144% | ~$24,730 | +9.0% |
| 2026 | ~$1,190,765 | ~$1,190,765 | ~1.9266% | ~$22,941 | +5.7% |
| 2027 | ~$1,259,142 | ~$1,259,142 | ~1.8387% | ~$23,152 | +11.8% |
| 2028 | ~$1,331,446 | ~$1,331,446 | ~1.7509% | ~$23,313 | +18.2% |
| 2029 | ~$1,407,902 | ~$1,407,902 | ~1.6631% | ~$23,415 | +25.0% |
| 2030 | ~$1,488,748 | ~$1,488,748 | ~1.5753% | ~$23,452 | +32.2% |
In 2025, this property's market value of $1,126,101 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -21% below 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 | $1,126,101 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,117,188 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $983,812 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $989,169 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $972,196 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below median | 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.