9629 RESEARCH BLVD TX 78759
| Owner | GATEWAY SQUARE LLC |
|---|---|
| Parcel ID | 0252000118 |
| Short ID | 460995 |
| Type | Real |
| Use Code | 47 Retail Store |
| Valuation | Income |
| Improvement SF | 23,992 SF |
| Land SF | 118,265 SF |
| Acres | 2.715 |
| Year Built | 1996 |
| Legal | LOT 1 RESUB OF STONEBRIDGE III |
| Neighborhood | 41NWE |
| Land | $4,730,600 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,730,600 |
| Improvement | $3,741,400 |
|---|---|
| Total Improvement | $3,741,400 |
| Market | $8,472,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $8,472,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $8,472,000 |
| Taxable Value | $8,472,000 |
|---|
Appreciation: Market value has risen +132.9% from $3,637,000 (2021) to $8,472,000 (2025), a CAGR of 23.5% 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 $173,378. 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 56% of market value ($4,730,600 land vs $3,741,400 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 $8,472,000, 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 +23.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $24,380,312 by 2030, with an estimated annual tax burden around $257,022. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 35,288 SF | ✗ |
| 1ST | 1st Floor | 23,992 SF | ✓ |
| 491 | SPRINKLER HEADS | 23,992 SF | ✗ |
| 611 | TERRACE | 2,552 SF | ✗ |
| 501 | CANOPY | 1,048 SF | ✗ |
| 435 | FENCE IRON LF | 18 SF | ✗ |
| 437 | FENCE MASON LF | 16 SF | ✗ |
| 482 | LIGHT POLES | 9 SF | ✓ |
Market value changed by 90% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $78,382.94 | $78,382.94 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $44,394.72 | $44,394.72 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $31,841.59 | $31,841.59 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $9,998.91 | $9,998.91 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $8,760.05 | $8,760.05 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $173,378.21 | $173,378.21 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $8,633,703 | $8,472,000 | +1.9% |
| Assessed Value | $8,633,703 | $8,472,000 | +1.9% |
| Land Value | $4,730,600 | $4,730,600 | +0.0% |
| Improvement Value | $3,903,103 | $3,741,400 | +4.3% |
| Taxable Value | $8,633,703 | $8,472,000 | +1.9% |
| Total Tax 2026 = estimate |
~$176,687
Estimated
|
~$173,378
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $8,965,884 | $8,633,703 | -332,181 (-3.7%) |
| Taxable Value | $8,965,884 | $8,633,703 | -332,181 (-3.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $8,633,703 | $4,730,600 | $3,903,103 | — | $8,633,703 | $8,633,703 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $8,472,000 | $4,730,600 | $3,741,400 | — | $8,472,000 | $8,472,000 | ~$173,378 | Partial |
| 2024 | $4,561,765 | — | — | — | $4,730,600 ! | $— | $171,615 | Verified |
| 2023 | $4,300,071 | — | — | −$752,121 | $3,547,950 | $— | $82,534 | Verified |
| 2022 | $— | — | — | — | $3,547,950 | $— | $78,449 | Verified |
| 2021 | $3,637,000 | — | — | −$89,050 | $3,547,950 | $— | $85,310 | 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 | +89.8% ! | +89.8% | ~100% | 1.9800% | Verified |
| 2023 | +6.1% | +6.1% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.8200% | Verified |
| 2021 | base year | — | ~100% | 2.3500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +97.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.9% | +28.0% | +23.1% | +85.7% | 2025 | +1.9% | 2026 |
| Assessment Ratio | 100.0% | 96.8% | — | 103.7% | 2024 | 82.5% | 2023 |
| 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 |
$173,378 | $128,209 | ~$221,054 | $173,378 | 2025 | $82,534 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$10,466,383 | ~$9,319,200 | ~2.0139% | ~$187,683 | +23.5% |
| 2027 | ~$12,930,260 | ~$10,251,120 | ~1.9814% | ~$203,114 | +52.6% |
| 2028 | ~$15,974,156 | ~$11,276,232 | ~1.9488% | ~$219,756 | +88.6% |
| 2029 | ~$19,734,612 | ~$12,403,855 | ~1.9163% | ~$237,694 | +132.9% |
| 2030 | ~$24,380,312 | ~$13,644,241 | ~1.8837% | ~$257,022 | +187.8% |
| 2026 | ~$10,296,943 | ~$9,319,200 | ~2.0465% | ~$190,716 | +21.5% |
| 2027 | ~$12,514,994 | ~$10,251,120 | ~2.0465% | ~$209,788 | +47.7% |
| 2028 | ~$15,210,833 | ~$11,276,232 | ~2.0465% | ~$230,766 | +79.5% |
| 2029 | ~$18,487,379 | ~$12,403,855 | ~2.0465% | ~$253,843 | +118.2% |
| 2030 | ~$22,469,721 | ~$13,644,241 | ~2.0465% | ~$279,227 | +165.2% |
| 2026 | ~$10,635,823 | ~$9,319,200 | ~1.9977% | ~$186,166 | +25.5% |
| 2027 | ~$13,352,304 | ~$10,251,120 | ~1.9488% | ~$199,778 | +57.6% |
| 2028 | ~$16,762,599 | ~$11,276,232 | ~1.9000% | ~$214,250 | +97.9% |
| 2029 | ~$21,043,913 | ~$12,403,855 | ~1.8512% | ~$229,619 | +148.4% |
| 2030 | ~$26,418,712 | ~$13,644,241 | ~1.8024% | ~$245,920 | +211.8% |
In 2025, this property's market value of $8,472,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 6× 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 | $8,472,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $4,561,765 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $4,300,071 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |
| 2021 | $3,637,000 | $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.