9501 RESEARCH BLVD TX 78759
| Owner | GATEWAY SQUARE LLC |
|---|---|
| Parcel ID | 0250000103 |
| Short ID | 460887 |
| Type | Real |
| Use Code | 41 Community Shopping Center |
| Valuation | Income |
| Improvement SF | 19,800 SF |
| Land SF | 55,800 SF |
| Acres | 1.281 |
| Year Built | 1994 |
| Legal | LOT 2 GATEWAY SQUARE SUBD |
| Neighborhood | 41NWE |
| Land | $2,232,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,232,000 |
| Improvement | $5,455,100 |
|---|---|
| Total Improvement | $5,455,100 |
| Market | $7,687,100 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $7,687,100 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $7,687,100 |
| Taxable Value | $7,687,100 |
|---|
Appreciation: Market value has risen +11.3% from $6,907,662 (2021) to $7,687,100 (2025), a CAGR of 2.7% over 4 years. Growth has been relatively flat for this asset class. 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 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 $157,315. 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 29% of market value ($2,232,000 land vs $5,455,100 improvements), about $40/SF of land. Most value sits in the improvements, so building condition, age (~32 yrs), and rent roll drive the underwriting.
Submarket Position: At $7,687,100, 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 +2.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $8,786,215 by 2030, with an estimated annual tax burden around $165,510. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 25,000 SF | ✗ |
| 1ST | 1st Floor | 19,800 SF | ✓ |
| 491 | SPRINKLER HEADS | 19,800 SF | ✗ |
| 482 | LIGHT POLES | 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $71,121.05 | $71,121.05 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $40,281.71 | $40,281.71 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $28,891.58 | $28,891.58 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $9,072.55 | $9,072.55 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $7,948.46 | $7,948.46 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $157,315.35 | $157,315.35 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $7,834,286 | $7,687,100 | +1.9% |
| Assessed Value | $7,834,286 | $7,687,100 | +1.9% |
| Land Value | $2,232,000 | $2,232,000 | +0.0% |
| Improvement Value | $5,602,286 | $5,455,100 | +2.7% |
| Taxable Value | $7,834,286 | $7,687,100 | +1.9% |
| Total Tax 2026 = estimate |
~$160,327
Estimated
|
~$157,315
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $8,135,710 | $7,834,286 | -301,424 (-3.7%) |
| Taxable Value | $8,135,710 | $7,834,286 | -301,424 (-3.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $7,834,286 | $2,232,000 | $5,602,286 | — | $7,834,286 | $7,834,286 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $7,687,100 | $2,232,000 | $5,455,100 | — | $7,687,100 | $7,687,100 | ~$157,315 | Partial |
| 2024 | $6,877,432 | — | — | −$4,645,432 | $2,232,000 | $— | $155,650 | Verified |
| 2023 | $6,254,000 | — | — | −$4,580,000 | $1,674,000 | $— | $124,430 | Verified |
| 2022 | $— | — | — | — | $1,116,000 | $— | $117,527 | Verified |
| 2021 | $6,907,662 | — | — | −$5,512,662 | $1,395,000 | $— | $130,969 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +5.8% | +5.8% | ~100% | Not available | Partial |
| 2025 | -2.1% | -2.1% | ~100% | Not available | Partial |
| 2024 | +14.2% | +14.2% | ~100% | 1.9800% | Verified |
| 2023 | +10.0% | +10.0% | ~100% | 1.8100% | Verified |
| 2022 | -1.5% | -1.5% | ~100% | 1.8800% | Verified |
| 2021 | base year | — | ~100% | 1.9000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +21.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.9% | +3.6% | +2.3% | +11.8% | 2025 | -9.5% | 2023 |
| Assessment Ratio | 100.0% | 55.9% | — | 100.0% | 2025 | 20.2% | 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 |
$157,315 | $142,091 | ~$162,287 | $157,315 | 2025 | $124,430 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$7,895,332 | ~$7,895,332 | ~2.0139% | ~$159,007 | +2.7% |
| 2027 | ~$8,109,205 | ~$8,109,205 | ~1.9814% | ~$160,675 | +5.5% |
| 2028 | ~$8,328,871 | ~$8,328,871 | ~1.9488% | ~$162,316 | +8.3% |
| 2029 | ~$8,554,487 | ~$8,554,487 | ~1.9163% | ~$163,929 | +11.3% |
| 2030 | ~$8,786,215 | ~$8,786,215 | ~1.8837% | ~$165,510 | +14.3% |
| 2026 | ~$7,741,590 | ~$7,741,590 | ~2.0465% | ~$158,430 | +0.7% |
| 2027 | ~$7,796,466 | ~$7,796,466 | ~2.0465% | ~$159,554 | +1.4% |
| 2028 | ~$7,851,731 | ~$7,851,731 | ~2.0465% | ~$160,684 | +2.1% |
| 2029 | ~$7,907,388 | ~$7,907,388 | ~2.0465% | ~$161,824 | +2.9% |
| 2030 | ~$7,963,440 | ~$7,963,440 | ~2.0465% | ~$162,971 | +3.6% |
| 2026 | ~$8,049,074 | ~$8,049,074 | ~1.9977% | ~$160,793 | +4.7% |
| 2027 | ~$8,428,093 | ~$8,428,093 | ~1.9488% | ~$164,250 | +9.6% |
| 2028 | ~$8,824,959 | ~$8,824,959 | ~1.9000% | ~$167,676 | +14.8% |
| 2029 | ~$9,240,513 | ~$9,240,513 | ~1.8512% | ~$171,060 | +20.2% |
| 2030 | ~$9,675,635 | ~$9,675,635 | ~1.8024% | ~$174,391 | +25.9% |
In 2025, this property's market value of $7,687,100 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 5× 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 | $7,687,100 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $6,877,432 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $6,254,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |
| 2021 | $6,907,662 | $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.