9041 RESEARCH BLVD TX 78758
| Owner | COLONNADE SHOPPING CENTER LTD |
|---|---|
| Parcel ID | 0245070302 |
| Short ID | 251481 |
| Type | Real |
| Use Code | 43 Strip Center (>10,000 SF) |
| Valuation | Income |
| Improvement SF | 58,132 SF |
| Land SF | 214,881 SF |
| Acres | 4.933 |
| Year Built | 1985 |
| Legal | LOT 1 *LESS .987AC ACME BRICK ADDN SEC 2 |
| Neighborhood | 43NOR |
| Land | $11,872,175 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $11,872,175 |
| Improvement | $1,090,554 |
|---|---|
| Total Improvement | $1,090,554 |
| Market | $12,962,729 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $12,962,729 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $12,962,729 |
| Taxable Value | $12,962,729 |
|---|
Appreciation: Market value has risen +22.5% from $10,577,517 (2021) to $12,962,729 (2025), a CAGR of 5.2% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2023→2024), 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 $265,280. 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 92% of market value ($11,872,175 land vs $1,090,554 improvements), about $55/SF of land. With value concentrated in the land under a ~41-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 $12,962,729, 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 +5.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $16,714,267 by 2030, with an estimated annual tax burden around $314,854. 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.
10 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 214,309 SF | ✗ |
| 1ST | 1st Floor | 44,084 SF | ✓ |
| 2ND | 2nd Floor | 14,048 SF | ✓ |
| 501 | CANOPY | 13,271 SF | ✗ |
| 611 | TERRACE | 5,454 SF | ✗ |
| 511 | DECK | 2,553 SF | ✗ |
| 273 | COLDSTG VAULT SM | 352 SF | ✓ |
| 482 | LIGHT POLES | 7 SF | ✓ |
| 413 | STAIRWAY EXT | 6 SF | ✓ |
| 276 | ELEVATOR COM PAS | 2 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $119,931.17 | $119,931.17 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $67,926.90 | $67,926.90 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $48,719.77 | $48,719.77 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $15,299.00 | $15,299.00 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $13,403.46 | $13,403.46 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $265,280.30 | $265,280.30 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $14,180,653 | $12,962,729 | +9.4% |
| Assessed Value | $14,180,653 | $12,962,729 | +9.4% |
| Land Value | $11,872,175 | $11,872,175 | +0.0% |
| Improvement Value | $2,308,478 | $1,090,554 | +111.7% |
| Taxable Value | $14,180,653 | $12,962,729 | +9.4% |
| Total Tax 2026 = estimate |
~$290,205
Estimated
|
~$265,280
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $14,180,653 | $14,180,653 | +0 (+0.0%) |
| Taxable Value | $14,180,653 | $14,180,653 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $14,180,653 | $11,872,175 | $2,308,478 | — | $14,180,653 | $14,180,653 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $12,962,729 | $11,872,175 | $1,090,554 | — | $12,962,729 | $12,962,729 | ~$265,280 | Partial |
| 2024 | $13,292,107 | — | — | −$1,419,932 | $11,872,175 | $— | $256,897 | Verified |
| 2023 | $10,793,875 | — | — | — | $11,872,175 ! | $— | $240,487 | Verified |
| 2022 | $9,342,440 | — | — | −$209,997 | $9,132,443 | $— | $213,171 | Verified |
| 2021 | $10,577,517 | — | — | −$1,445,074 | $9,132,443 | $— | $203,355 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +9.4% | +9.4% | ~100% | Not available | Partial |
| 2025 | -7.8% | -7.8% | ~100% | Not available | Partial |
| 2024 | +5.7% | +5.7% | ~100% | 1.8300% | Verified |
| 2023 | +23.1% | +23.1% | ~100% | 1.8100% | Verified |
| 2022 | +15.5% | +15.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.9200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +38.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +9.4% | +6.8% | +3.4% | +23.1% | 2024 | -11.7% | 2022 |
| Assessment Ratio | 100.0% | 97.2% | — | 110.0% | 2023 | 86.3% | 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 |
$265,280 | $235,838 | ~$294,504 | $265,280 | 2025 | $203,355 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$13,638,752 | ~$13,638,752 | ~2.0139% | ~$274,676 | +5.2% |
| 2027 | ~$14,350,030 | ~$14,350,030 | ~1.9814% | ~$284,330 | +10.7% |
| 2028 | ~$15,098,402 | ~$15,098,402 | ~1.9488% | ~$294,244 | +16.5% |
| 2029 | ~$15,885,802 | ~$15,885,802 | ~1.9163% | ~$304,418 | +22.5% |
| 2030 | ~$16,714,267 | ~$16,714,267 | ~1.8837% | ~$314,854 | +28.9% |
| 2026 | ~$13,379,497 | ~$13,379,497 | ~2.0465% | ~$273,809 | +3.2% |
| 2027 | ~$13,809,665 | ~$13,809,665 | ~2.0465% | ~$282,613 | +6.5% |
| 2028 | ~$14,253,663 | ~$14,253,663 | ~2.0465% | ~$291,699 | +10.0% |
| 2029 | ~$14,711,936 | ~$14,711,936 | ~2.0465% | ~$301,078 | +13.5% |
| 2030 | ~$15,184,943 | ~$15,184,943 | ~2.0465% | ~$310,758 | +17.1% |
| 2026 | ~$13,898,006 | ~$13,898,006 | ~1.9977% | ~$277,635 | +7.2% |
| 2027 | ~$14,900,765 | ~$14,900,765 | ~1.9488% | ~$290,392 | +15.0% |
| 2028 | ~$15,975,874 | ~$15,975,874 | ~1.9000% | ~$303,544 | +23.2% |
| 2029 | ~$17,128,553 | ~$17,128,553 | ~1.8512% | ~$317,083 | +32.1% |
| 2030 | ~$18,364,400 | ~$18,364,400 | ~1.8024% | ~$330,995 | +41.7% |
In 2025, this property's market value of $12,962,729 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 9× 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 | $12,962,729 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $13,292,107 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $10,793,875 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $9,342,440 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $10,577,517 | $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.