9517 MCNEIL RD TX 78758
| Owner | 9517 MCNEIL PARTNERS LLC |
|---|---|
| Parcel ID | 0247070307 |
| Short ID | 254002 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 16,170 SF |
| Land SF | 35,235 SF |
| Acres | 0.809 |
| Year Built | 1984 |
| Legal | ABS 792 SUR 18 WALLACE J P ACR .81 |
| Neighborhood | 61NOR |
| Land | $2,096,482 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,096,482 |
| Improvement | $1,161,808 |
|---|---|
| Total Improvement | $1,161,808 |
| Market | $3,258,290 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,258,290 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,258,290 |
| Taxable Value | $3,258,290 |
|---|
Appreciation: Market value has risen +63.2% from $1,996,106 (2021) to $3,258,290 (2025), a CAGR of 13.0% over 4 years. This is strong appreciation — well above typical inflation. 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 outpaced 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 $66,680. 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 cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 64% of market value ($2,096,482 land vs $1,161,808 improvements), about $59/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $3,258,290, this parcel sits in the upper-middle (50th–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 +13.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,011,701 by 2030, with an estimated annual tax burden around $98,850. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 16,170 SF | ✓ |
| 551 | PAVED AREA | 14,000 SF | ✗ |
| 881 | COMMCL FINISHOUT | 6,615 SF | ✓ |
| 327 | STORAGE COMM'L | 400 SF | ✓ |
| 091 | HVAC COMMRCL TON | 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% | $30,145.70 | $30,145.70 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $17,073.99 | $17,073.99 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $12,246.12 | $12,246.12 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,845.53 | $3,845.53 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,369.07 | $3,369.07 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $66,680.41 | $66,680.41 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,475,917 | $3,258,290 | +6.7% |
| Assessed Value | $3,475,917 | $3,258,290 | +6.7% |
| Land Value | $2,096,482 | $2,096,482 | +0.0% |
| Improvement Value | $1,379,435 | $1,161,808 | +18.7% |
| Taxable Value | $3,475,917 | $3,258,290 | +6.7% |
| Total Tax 2026 = estimate |
~$71,134
Estimated
|
~$66,680
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $5,420,920 | $3,475,917 | -1,945,003 (-35.9%) |
| Taxable Value | $3,909,948 | $3,475,917 | -434,031 (-11.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,475,917 | $2,096,482 | $1,379,435 | — | $3,475,917 | $3,475,917 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,258,290 | $2,096,482 | $1,161,808 | — | $3,258,290 | $3,258,290 | ~$66,680 | Partial |
| 2024 | $3,596,482 | — | — | −$1,500,000 | $2,096,482 | $— | $77,944 | Verified |
| 2023 | $2,380,492 | — | — | −$284,010 | $2,096,482 | $— | $65,069 | Verified |
| 2022 | $2,414,918 | — | — | −$1,921,628 | $493,290 | $— | $47,013 | Verified |
| 2021 | $1,996,106 | — | — | −$1,502,816 | $493,290 | $— | $52,565 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +66.4% | +20.0% | 72.1% | Not available | Partial |
| 2025 | -17.2% | -17.2% | ~100% | Not available | Partial |
| 2024 | +9.4% | +9.4% | ~100% | 1.9800% | Verified |
| 2023 | +51.1% | +51.1% | ~100% | 1.8100% | Verified |
| 2022 | -1.4% | -1.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.6300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +34.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +6.7% | +13.6% | +11.6% | +51.1% | 2024 | -9.4% | 2025 |
| Assessment Ratio | 100.0% | 65.2% | — | 100.0% | 2025 | 20.4% | 2022 |
| 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 |
$66,680 | $61,854 | ~$85,016 | $77,944 | 2024 | $47,013 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,682,911 | ~$3,584,119 | ~2.0139% | ~$72,182 | +13.0% |
| 2027 | ~$4,162,870 | ~$3,942,531 | ~1.9814% | ~$78,117 | +27.8% |
| 2028 | ~$4,705,376 | ~$4,336,784 | ~1.9488% | ~$84,517 | +44.4% |
| 2029 | ~$5,318,582 | ~$4,770,462 | ~1.9163% | ~$91,416 | +63.2% |
| 2030 | ~$6,011,701 | ~$5,247,509 | ~1.8837% | ~$98,850 | +84.5% |
| 2026 | ~$3,617,746 | ~$3,584,119 | ~2.0465% | ~$73,348 | +11.0% |
| 2027 | ~$4,016,856 | ~$3,942,531 | ~2.0465% | ~$80,683 | +23.3% |
| 2028 | ~$4,459,997 | ~$4,336,784 | ~2.0465% | ~$88,752 | +36.9% |
| 2029 | ~$4,952,026 | ~$4,770,462 | ~2.0465% | ~$97,627 | +52.0% |
| 2030 | ~$5,498,335 | ~$5,247,509 | ~2.0465% | ~$107,389 | +68.7% |
| 2026 | ~$3,748,077 | ~$3,584,119 | ~1.9977% | ~$71,599 | +15.0% |
| 2027 | ~$4,311,489 | ~$3,942,531 | ~1.9488% | ~$76,834 | +32.3% |
| 2028 | ~$4,959,594 | ~$4,336,784 | ~1.9000% | ~$82,400 | +52.2% |
| 2029 | ~$5,705,121 | ~$4,770,462 | ~1.8512% | ~$88,311 | +75.1% |
| 2030 | ~$6,562,717 | ~$5,247,509 | ~1.8024% | ~$94,580 | +101.4% |
In 2025, this property's market value of $3,258,290 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +130% above 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 | $3,258,290 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $3,596,482 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $2,380,492 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,414,918 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,996,106 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above 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.