9515 RESEARCH BLVD TX 78759
| Owner | GATEWAY SQUARE LLC |
|---|---|
| Parcel ID | 0252000119 |
| Short ID | 460996 |
| Type | Real |
| Use Code | 41 Community Shopping Center |
| Valuation | Income |
| Improvement SF | 212,518 SF |
| Land SF | 719,088 SF |
| Acres | 16.508 |
| Year Built | 1994 |
| Legal | LOT 3 RESUB OF STONEBRIDGE III |
| Neighborhood | 41NWE |
| Land | $28,763,520 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $28,763,520 |
| Improvement | $19,790,980 |
|---|---|
| Total Improvement | $19,790,980 |
| Market | $48,554,500 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $48,554,500 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $48,554,500 |
| Taxable Value | $48,554,500 |
|---|
Appreciation: Market value has risen +33.0% from $36,496,031 (2021) to $48,554,500 (2025), a CAGR of 7.4% over 4 years. This represents moderate, steady growth. 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 $993,661. 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 59% of market value ($28,763,520 land vs $19,790,980 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 $48,554,500, 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 +7.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $69,376,007 by 2030, with an estimated annual tax burden around $1,306,865. 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.
11 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 335,000 SF | ✗ |
| 491 | SPRINKLER HEADS | 215,044 SF | ✗ |
| 1ST | 1st Floor | 195,846 SF | ✓ |
| 2ND | 2nd Floor | 16,672 SF | ✓ |
| MEZZ | Mezzanine | 2,505 SF | ✓ |
| 611 | TERRACE | 2,338 SF | ✗ |
| 501 | CANOPY | 2,154 SF | ✗ |
| 408 | LOADING RAMP | 930 SF | ✓ |
| 482 | LIGHT POLES | 17 SF | ✓ |
| 277 | ESCALATOR | 1 SF | ✓ |
| 476 | ELEVATOR FREIGHT | 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% | $449,226.23 | $449,226.23 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $254,433.83 | $254,433.83 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $182,489.66 | $182,489.66 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $57,305.48 | $57,305.48 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $50,205.35 | $50,205.35 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $993,660.55 | $993,660.55 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $49,483,909 | $48,554,500 | +1.9% |
| Assessed Value | $49,483,909 | $48,554,500 | +1.9% |
| Land Value | $28,763,520 | $28,763,520 | +0.0% |
| Improvement Value | $20,720,389 | $19,790,980 | +4.7% |
| Taxable Value | $49,483,909 | $48,554,500 | +1.9% |
| Total Tax 2026 = estimate |
~$1,012,681
Estimated
|
~$993,661
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $51,387,798 | $49,483,909 | -1,903,889 (-3.7%) |
| Taxable Value | $51,387,798 | $49,483,909 | -1,903,889 (-3.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $49,483,909 | $28,763,520 | $20,720,389 | — | $49,483,909 | $49,483,909 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $48,554,500 | $28,763,520 | $19,790,980 | — | $48,554,500 | $48,554,500 | ~$993,661 | Partial |
| 2024 | $30,042,227 | — | — | −$1,278,707 | $28,763,520 | $— | $983,673 | Verified |
| 2023 | $32,582,800 | — | — | −$21,796,480 | $10,786,320 | $— | $544,143 | Verified |
| 2022 | $— | — | — | — | $10,786,320 | $— | $617,541 | Verified |
| 2021 | $36,496,031 | — | — | −$25,709,711 | $10,786,320 | $— | $675,317 | 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 | +61.9% | +61.9% | ~100% | 1.9800% | Verified |
| 2023 | -5.9% | -5.9% | ~100% | 1.7800% | Verified |
| 2022 | +3.4% | +3.4% | ~100% | 1.9000% | Verified |
| 2021 | base year | — | ~100% | 1.8500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +54.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.9% | +11.2% | +7.0% | +61.6% | 2025 | -10.7% | 2023 |
| Assessment Ratio | 100.0% | 71.7% | — | 100.0% | 2025 | 29.6% | 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 |
$993,661 | $799,198 | ~$1,175,355 | $993,661 | 2025 | $544,143 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$52,146,534 | ~$52,146,534 | ~2.0139% | ~$1,050,198 | +7.4% |
| 2027 | ~$56,004,305 | ~$56,004,305 | ~1.9814% | ~$1,109,663 | +15.3% |
| 2028 | ~$60,147,471 | ~$60,147,471 | ~1.9488% | ~$1,172,178 | +23.9% |
| 2029 | ~$64,597,147 | ~$64,597,147 | ~1.9163% | ~$1,237,869 | +33.0% |
| 2030 | ~$69,376,007 | ~$69,376,007 | ~1.8837% | ~$1,306,865 | +42.9% |
| 2026 | ~$51,175,444 | ~$51,175,444 | ~2.0465% | ~$1,047,298 | +5.4% |
| 2027 | ~$53,937,865 | ~$53,937,865 | ~2.0465% | ~$1,103,830 | +11.1% |
| 2028 | ~$56,849,400 | ~$56,849,400 | ~2.0465% | ~$1,163,414 | +17.1% |
| 2029 | ~$59,918,098 | ~$59,918,098 | ~2.0465% | ~$1,226,215 | +23.4% |
| 2030 | ~$63,152,443 | ~$63,152,443 | ~2.0465% | ~$1,292,405 | +30.1% |
| 2026 | ~$53,117,624 | ~$53,117,624 | ~1.9977% | ~$1,061,111 | +9.4% |
| 2027 | ~$58,109,588 | ~$58,109,588 | ~1.9488% | ~$1,132,463 | +19.7% |
| 2028 | ~$63,570,694 | ~$63,570,694 | ~1.9000% | ~$1,207,854 | +30.9% |
| 2029 | ~$69,545,031 | ~$69,545,031 | ~1.8512% | ~$1,287,413 | +43.2% |
| 2030 | ~$76,080,833 | ~$76,080,833 | ~1.8024% | ~$1,371,259 | +56.7% |
In 2025, this property's market value of $48,554,500 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 34× 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 | $48,554,500 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $30,042,227 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $32,582,800 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |
| 2021 | $36,496,031 | $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.