9303 RESEARCH BLVD TX 78759
| Owner | GATEWAY SQUARE LLC |
|---|---|
| Parcel ID | 0250000102 |
| Short ID | 460886 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 7,398 SF |
| Land SF | 87,991 SF |
| Acres | 2.020 |
| Year Built | 1996 |
| Legal | LOT 1 GATEWAY SQUARE SUBD |
| Neighborhood | 41NWE |
| Land | $3,519,640 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,519,640 |
| Improvement | $183,770 |
|---|---|
| Total Improvement | $183,770 |
| Market | $3,703,410 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,703,410 |
| Value Limitation Adjustment (−) (homestead cap) | −$290,538 |
| Net Appraised (assessed) | $3,412,872 |
| Taxable Value | $3,412,872 |
|---|
Appreciation: Market value has risen +117.8% from $1,700,000 (2021) to $3,703,410 (2025), a CAGR of 21.5% 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 $69,844. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($3,412,872) is $290,538 below market value, suggesting potential for an upward assessment in future years.
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 95% of market value ($3,519,640 land vs $183,770 improvements), about $40/SF of land. With value concentrated in the land under a ~30-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 $3,703,410, 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 +21.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $9,801,508 by 2030, with an estimated annual tax burden around $103,539. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 35,736 SF | ✗ |
| 1ST | 1st Floor | 7,398 SF | ✓ |
| 491 | SPRINKLER HEADS | 7,398 SF | ✗ |
| 511 | DECK | 666 SF | ✗ |
| 611 | TERRACE | 184 SF | ✗ |
| 437 | FENCE MASON LF | 40 SF | ✗ |
| 501 | CANOPY | 30 SF | ✗ |
| 435 | FENCE IRON LF | 30 SF | ✗ |
| 482 | LIGHT POLES | 4 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% | $33,307.20 | $33,307.20 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $18,864.61 | $18,864.61 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $13,530.42 | $13,530.42 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,248.83 | $4,248.83 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,722.40 | $3,722.40 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $73,673.46 | $73,673.46 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,714,965 | $3,703,410 | +0.3% |
| Assessed Value | $3,714,965 | $3,412,872 | +8.9% |
| Land Value | $3,519,640 | $3,519,640 | +0.0% |
| Improvement Value | $195,325 | $183,770 | +6.3% |
| Taxable Value | $3,714,965 | $3,412,872 | +8.9% |
| Total Tax 2026 = estimate |
~$76,026
Estimated
|
~$73,673
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,984,588 | $3,714,965 | -1,269,623 (-25.5%) |
| Taxable Value | $4,320,000 | $3,714,965 | -605,035 (-14.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,714,965 | $3,519,640 | $195,325 | — | $3,714,965 | $3,714,965 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,703,410 | $3,519,640 | $183,770 | −$290,538 | $3,412,872 | $3,412,872 | ~$73,673 | Partial |
| 2024 | $2,370,050 | — | — | — | $3,519,640 ! | $— | $56,364 | Verified |
| 2023 | $2,154,456 | — | — | — | $2,370,050 ! | $— | $42,880 | Verified |
| 2022 | $— | — | — | — | $1,759,820 | $— | $40,120 | Verified |
| 2021 | $1,700,000 | — | — | — | $2,199,775 ! | $— | $43,805 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +34.6% | +26.6% | 86.7% | Not available | Partial |
| 2025 | -5.6% | +20.0% | 92.2% | Not available | Partial |
| 2024 | +65.4% | +20.0% | 72.5% | 1.4400% | Verified |
| 2023 | +10.0% | +10.0% | ~100% | 1.8100% | Verified |
| 2022 | -4.6% | -4.6% | ~100% | 1.8600% | Verified |
| 2021 | base year | — | ~100% | 2.5800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +63.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.3% | +23.3% | +21.4% | +56.3% | 2025 | +0.3% | 2026 |
| Assessment Ratio | 100.0% | 116.0% | — | 148.5% | 2024 | 92.2% | 2025 |
| Effective Tax Rate (2025) | 1.9900% | 1.9900% | — | 1.9900% | 2025 | 1.9900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$73,673 | $54,181 | ~$89,050 | $73,673 | 2025 | $42,880 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,499,249 | ~$3,754,159 | ~2.0139% | ~$75,606 | +21.5% |
| 2027 | ~$5,466,108 | ~$4,129,575 | ~1.9814% | ~$81,823 | +47.6% |
| 2028 | ~$6,640,740 | ~$4,542,533 | ~1.9488% | ~$88,527 | +79.3% |
| 2029 | ~$8,067,792 | ~$4,996,786 | ~1.9163% | ~$95,753 | +117.8% |
| 2030 | ~$9,801,508 | ~$5,496,464 | ~1.8837% | ~$103,539 | +164.7% |
| 2026 | ~$4,425,181 | ~$3,754,159 | ~2.0465% | ~$76,828 | +19.5% |
| 2027 | ~$5,287,620 | ~$4,129,575 | ~2.0465% | ~$84,511 | +42.8% |
| 2028 | ~$6,318,143 | ~$4,542,533 | ~2.0465% | ~$92,962 | +70.6% |
| 2029 | ~$7,549,508 | ~$4,996,786 | ~2.0465% | ~$102,258 | +103.9% |
| 2030 | ~$9,020,858 | ~$5,496,464 | ~2.0465% | ~$112,484 | +143.6% |
| 2026 | ~$4,573,317 | ~$3,754,159 | ~1.9977% | ~$74,995 | +23.5% |
| 2027 | ~$5,647,560 | ~$4,129,575 | ~1.9488% | ~$80,479 | +52.5% |
| 2028 | ~$6,974,135 | ~$4,542,533 | ~1.9000% | ~$86,309 | +88.3% |
| 2029 | ~$8,612,314 | ~$4,996,786 | ~1.8512% | ~$92,500 | +132.6% |
| 2030 | ~$10,635,291 | ~$5,496,464 | ~1.8024% | ~$99,067 | +187.2% |
In 2025, this property's market value of $3,703,410 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +161% 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 | $3,703,410 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $2,370,050 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,154,456 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |
| 2021 | $1,700,000 | $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.