9503 RESEARCH BLVD TX 78759
| Owner | GATEWAY SQUARE LLC |
|---|---|
| Parcel ID | 0250000101 |
| Short ID | 460885 |
| Type | Real |
| Use Code | 41 Community Shopping Center |
| Valuation | Income |
| Improvement SF | 113,926 SF |
| Land SF | 378,536 SF |
| Acres | 8.690 |
| Year Built | 1993 |
| Legal | LOT 3 GATEWAY SQUARE SUBD |
| Neighborhood | 41NWE |
| Land | $15,141,440 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $15,141,440 |
| Improvement | $7,516,560 |
|---|---|
| Total Improvement | $7,516,560 |
| Market | $22,658,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $22,658,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $22,658,000 |
| Taxable Value | $22,658,000 |
|---|
Appreciation: Market value has risen +64.0% from $13,819,421 (2021) to $22,658,000 (2025), a CAGR of 13.2% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), 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 $463,693. 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 67% of market value ($15,141,440 land vs $7,516,560 improvements), about $40/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $22,658,000, 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 +13.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $42,037,437 by 2030, with an estimated annual tax burden around $687,395. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 195,400 SF | ✗ |
| 491 | SPRINKLER HEADS | 113,927 SF | ✗ |
| 1ST | 1st Floor | 113,926 SF | ✓ |
| 611 | TERRACE | 7,800 SF | ✗ |
| 501 | CANOPY | 2,112 SF | ✗ |
| 482 | LIGHT POLES | 10 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% | $194,292.00 | $194,292.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $110,043.57 | $110,043.57 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $78,927.45 | $78,927.45 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $24,784.83 | $24,784.83 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $21,714.00 | $21,714.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $429,761.85 | $429,761.85 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $23,091,730 | $22,658,000 | +1.9% |
| Assessed Value | $23,091,730 | $22,658,000 | +1.9% |
| Land Value | $15,141,440 | $15,141,440 | +0.0% |
| Improvement Value | $7,950,290 | $7,516,560 | +5.8% |
| Taxable Value | $23,091,730 | $22,658,000 | +1.9% |
| Total Tax 2026 = estimate |
~$472,569
Estimated
|
~$429,762
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $23,980,182 | $23,091,730 | -888,452 (-3.7%) |
| Taxable Value | $23,980,182 | $23,091,730 | -888,452 (-3.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $23,091,730 | $15,141,440 | $7,950,290 | — | $23,091,730 | $23,091,730 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $22,658,000 | $15,141,440 | $7,516,560 | — | $22,658,000 | $22,658,000 | ~$429,762 | Partial |
| 2024 | $13,692,416 | — | — | — | $15,141,440 ! | $— | $418,368 | Verified |
| 2023 | $14,345,217 | — | — | −$8,667,177 | $5,678,040 | $— | $247,730 | Verified |
| 2022 | $— | — | — | — | $5,678,040 | $— | $229,924 | Verified |
| 2021 | $13,819,421 | — | — | −$8,141,381 | $5,678,040 | $— | $253,334 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +5.8% | +5.8% | ~100% | Not available | Partial |
| 2025 | -2.2% | -2.2% | ~100% | Not available | Partial |
| 2024 | +69.1% | +69.1% | ~100% | 1.8100% | Verified |
| 2023 | -4.6% | -4.6% | ~100% | 1.8100% | Verified |
| 2022 | -0.2% | -0.2% | ~100% | 1.6000% | Verified |
| 2021 | base year | — | ~100% | 1.8300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +57.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.9% | +16.6% | +12.7% | +65.5% | 2025 | -4.6% | 2024 |
| Assessment Ratio | 100.0% | 78.3% | — | 110.6% | 2024 | 39.6% | 2023 |
| Effective Tax Rate (2025) | 1.9000% | 1.9000% | — | 1.9000% | 2025 | 1.9000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$429,762 | $337,298 | ~$591,199 | $429,762 | 2025 | $247,730 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$25,639,202 | ~$24,923,800 | ~2.0139% | ~$501,950 | +13.2% |
| 2027 | ~$29,012,652 | ~$27,416,180 | ~1.9814% | ~$543,221 | +28.0% |
| 2028 | ~$32,829,961 | ~$30,157,798 | ~1.9488% | ~$587,727 | +44.9% |
| 2029 | ~$37,149,528 | ~$33,173,578 | ~1.9163% | ~$635,702 | +64.0% |
| 2030 | ~$42,037,437 | ~$36,490,936 | ~1.8837% | ~$687,395 | +85.5% |
| 2026 | ~$25,186,042 | ~$24,923,800 | ~2.0465% | ~$510,062 | +11.2% |
| 2027 | ~$27,996,148 | ~$27,416,180 | ~2.0465% | ~$561,068 | +23.6% |
| 2028 | ~$31,119,788 | ~$30,157,798 | ~2.0465% | ~$617,175 | +37.3% |
| 2029 | ~$34,591,944 | ~$33,173,578 | ~2.0465% | ~$678,892 | +52.7% |
| 2030 | ~$38,451,503 | ~$36,490,936 | ~2.0465% | ~$746,782 | +69.7% |
| 2026 | ~$26,092,362 | ~$24,923,800 | ~1.9977% | ~$497,893 | +15.2% |
| 2027 | ~$30,047,284 | ~$27,416,180 | ~1.9488% | ~$534,297 | +32.6% |
| 2028 | ~$34,601,668 | ~$30,157,798 | ~1.9000% | ~$573,003 | +52.7% |
| 2029 | ~$39,846,379 | ~$33,173,578 | ~1.8512% | ~$614,107 | +75.9% |
| 2030 | ~$45,886,051 | ~$36,490,936 | ~1.8024% | ~$657,702 | +102.5% |
In 2025, this property's market value of $22,658,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 16× 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 | $22,658,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $13,692,416 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $14,345,217 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |
| 2021 | $13,819,421 | $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.