13015 DESSAU RD TX 78754
| Owner | 2018 TF INVESTMENTS LLC |
|---|---|
| Parcel ID | 0251310229 |
| Short ID | 258894 |
| Type | Real |
| Use Code | 43 Strip Center (>10,000 SF) |
| Valuation | Income |
| Improvement SF | 67,213 SF |
| Land SF | 266,064 SF |
| Acres | 6.108 |
| Year Built | 2016 |
| Legal | LOT 1 BLK A RIVER RANCH SUBD |
| Neighborhood | 64NEA |
| Land | $1,596,384 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,596,384 |
| Improvement | $10,995,843 |
|---|---|
| Total Improvement | $10,995,843 |
| Market | $12,592,227 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $12,592,227 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $12,592,227 |
| Taxable Value | $12,592,227 |
|---|
Appreciation: Market value has risen +43.1% from $8,800,000 (2021) to $12,592,227 (2025), a CAGR of 9.4% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 1.7240% in 2025 (+0.0338% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $217,094. Pflugerville ISD is the largest single contributor, at 64.2% 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 13% of market value ($1,596,384 land vs $10,995,843 improvements), about $6/SF of land. Most value sits in the improvements, so building condition, age (~10 yrs), and rent roll drive the underwriting.
Submarket Position: At $12,592,227, 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 +9.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $19,707,312 by 2030, with an estimated annual tax burden around $273,705. 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 | 67,213 SF | ✓ |
| 093 | HVAC COMMRCL SF | 38,483 SF | ✗ |
| 881 | COMMCL FINISHOUT | 3,230 SF | ✓ |
| 501 | CANOPY | 2,525 SF | ✗ |
| 611 | TERRACE | 2,525 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 |
|---|---|---|---|---|---|---|---|---|---|
| IPF Pflugerville ISD | 1.3880% | 1.2646% | 1.1092% | 1.1069% | 1.1069% | +0.0000% | $139,383.36 | $139,383.36 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $47,327.26 | $47,327.26 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $14,861.72 | $14,861.72 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $11,681.18 | $11,681.18 | Paid |
| E17 Travis County ESD #17 | 0.0450% | 0.0245% | 0.0230% | 0.0370% | 0.0305% | -0.0065% | $3,840.63 | $3,840.63 | Paid |
| Combined Rate | 1.9922% | 1.7860% | 1.6148% | 1.6902% | 1.7240% | +0.0338% | $217,094.15 | $217,094.15 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $12,608,540 | $12,592,227 | +0.1% |
| Assessed Value | $12,608,540 | $12,592,227 | +0.1% |
| Land Value | $1,596,384 | $1,596,384 | +0.0% |
| Improvement Value | $11,012,156 | $10,995,843 | +0.1% |
| Taxable Value | $12,608,540 | $12,592,227 | +0.1% |
| Total Tax 2026 = estimate |
~$217,375
Estimated
|
~$217,094
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $12,608,540 | $12,608,540 | +0 (+0.0%) |
| Taxable Value | $12,608,540 | $12,608,540 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $12,608,540 | $1,596,384 | $11,012,156 | — | $12,608,540 | $12,608,540 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $12,592,227 | $1,596,384 | $10,995,843 | — | $12,592,227 | $12,592,227 | ~$217,094 | Partial |
| 2024 | $10,718,287 | — | — | −$9,121,903 | $1,596,384 | $— | $183,684 | Verified |
| 2023 | $10,150,994 | — | — | −$9,086,738 | $1,064,256 | $— | $173,084 | Verified |
| 2022 | $8,866,500 | — | — | −$7,802,244 | $1,064,256 | $— | $181,299 | Verified |
| 2021 | $8,800,000 | — | — | −$7,735,744 | $1,064,256 | $— | $176,637 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.1% | +0.1% | ~100% | Not available | Partial |
| 2025 | +15.9% | +15.9% | ~100% | Not available | Partial |
| 2024 | +1.4% | +1.4% | ~100% | 1.6900% | Verified |
| 2023 | +5.6% | +5.6% | ~100% | 1.6100% | Verified |
| 2022 | +14.5% | +14.5% | ~100% | 1.7900% | Verified |
| 2021 | base year | — | ~100% | 2.0100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +42.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.1% | +7.7% | +9.3% | +17.5% | 2025 | +0.1% | 2026 |
| Assessment Ratio | 100.0% | 41.6% | — | 100.0% | 2025 | 10.5% | 2023 |
| Effective Tax Rate (2025) | 1.7200% | 1.7200% | — | 1.7200% | 2025 | 1.7200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$217,094 | $186,360 | ~$250,927 | $217,094 | 2025 | $173,084 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$13,772,333 | ~$13,772,333 | ~1.6570% | ~$228,207 | +9.4% |
| 2027 | ~$15,063,035 | ~$15,063,035 | ~1.5900% | ~$239,496 | +19.6% |
| 2028 | ~$16,474,697 | ~$16,474,697 | ~1.5229% | ~$250,897 | +30.8% |
| 2029 | ~$18,018,657 | ~$18,018,657 | ~1.4559% | ~$262,331 | +43.1% |
| 2030 | ~$19,707,312 | ~$19,707,312 | ~1.3888% | ~$273,705 | +56.5% |
| 2026 | ~$13,520,488 | ~$13,520,488 | ~1.7240% | ~$233,098 | +7.4% |
| 2027 | ~$14,517,178 | ~$14,517,178 | ~1.7240% | ~$250,281 | +15.3% |
| 2028 | ~$15,587,341 | ~$15,587,341 | ~1.7240% | ~$268,731 | +23.8% |
| 2029 | ~$16,736,394 | ~$16,736,394 | ~1.7240% | ~$288,541 | +32.9% |
| 2030 | ~$17,970,151 | ~$17,970,151 | ~1.7240% | ~$309,811 | +42.7% |
| 2026 | ~$14,024,177 | ~$13,851,450 | ~1.6235% | ~$224,875 | +11.4% |
| 2027 | ~$15,618,965 | ~$15,236,595 | ~1.5229% | ~$232,042 | +24.0% |
| 2028 | ~$17,395,107 | ~$16,760,254 | ~1.4224% | ~$238,393 | +38.1% |
| 2029 | ~$19,373,227 | ~$18,436,280 | ~1.3218% | ~$243,693 | +53.9% |
| 2030 | ~$21,576,292 | ~$20,279,908 | ~1.2213% | ~$247,670 | +71.3% |
In 2025, this property's market value of $12,592,227 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 | $12,592,227 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $10,718,287 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $10,150,994 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $8,866,500 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $8,800,000 | $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.