9700 STONELAKE BLVD TX 78759
| Owner | GATEWAY SQUARE LLC |
|---|---|
| Parcel ID | 0252000123 |
| Short ID | 461000 |
| Type | Real |
| Use Code | 90 Theater |
| Valuation | Income |
| Improvement SF | 64,399 SF |
| Land SF | 467,790 SF |
| Acres | 10.739 |
| Year Built | 1997 |
| Legal | LOT 4 BLK A GATEWAY SQUARE SUBD RESUB OF LOT 4 |
| Neighborhood | 90NWE |
| Land | $7,016,850 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $7,016,850 |
| Improvement | $2,383,150 |
|---|---|
| Total Improvement | $2,383,150 |
| Market | $9,400,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $9,400,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $9,400,000 |
| Taxable Value | $9,400,000 |
|---|
Appreciation: Market value has fallen -8.3% from $10,250,000 (2021) to $9,400,000 (2025), a CAGR of -2.1% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→2022), 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 $192,370. 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 75% of market value ($7,016,850 land vs $2,383,150 improvements), about $15/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $9,400,000, 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 -2.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $8,435,928 by 2030, with an estimated annual tax burden around $158,911. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 270,163 SF | ✗ |
| 491 | SPRINKLER HEADS | 83,787 SF | ✗ |
| 1ST | 1st Floor | 61,935 SF | ✓ |
| MEZZ | Mezzanine | 14,574 SF | ✓ |
| LOBBY | Lobby | 4,814 SF | ✓ |
| 2ND | 2nd Floor | 2,464 SF | ✓ |
| 482 | LIGHT POLES | 10 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% | $86,968.80 | $86,968.80 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $49,257.60 | $49,257.60 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $35,329.43 | $35,329.43 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $11,094.16 | $11,094.16 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $9,719.60 | $9,719.60 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $192,369.59 | $192,369.59 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $10,586,565 | $9,400,000 | +12.6% |
| Assessed Value | $10,586,565 | $9,400,000 | +12.6% |
| Land Value | $7,016,850 | $7,016,850 | +0.0% |
| Improvement Value | $3,569,715 | $2,383,150 | +49.8% |
| Taxable Value | $10,586,565 | $9,400,000 | +12.6% |
| Total Tax 2026 = estimate |
~$216,652
Estimated
|
~$192,370
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $10,993,882 | $10,586,565 | -407,317 (-3.7%) |
| Taxable Value | $10,993,882 | $10,586,565 | -407,317 (-3.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $10,586,565 | $7,016,850 | $3,569,715 | — | $10,586,565 | $10,586,565 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $9,400,000 | $7,016,850 | $2,383,150 | — | $9,400,000 | $9,400,000 | ~$192,370 | Partial |
| 2024 | $8,200,000 | — | — | −$1,183,150 | $7,016,850 | $— | $210,351 | Verified |
| 2023 | $7,600,000 | — | — | −$583,150 | $7,016,850 | $— | $150,034 | Verified |
| 2022 | $7,600,000 | — | — | −$1,986,520 | $5,613,480 | $— | $150,982 | Verified |
| 2021 | $10,250,000 | — | — | −$4,636,520 | $5,613,480 | $— | $165,428 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +17.0% | +17.0% | ~100% | Not available | Partial |
| 2025 | -11.4% | -11.4% | ~100% | Not available | Partial |
| 2024 | +7.2% | +7.2% | ~100% | 1.9800% | Verified |
| 2023 | +16.5% | +16.5% | ~100% | 1.5200% | Verified |
| 2022 | -24.0% | -24.0% | ~100% | 1.7800% | Verified |
| 2021 | base year | — | ~100% | 1.6100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -15.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +12.6% | +1.8% | -4.3% | +14.6% | 2025 | -25.9% | 2022 |
| Assessment Ratio | 100.0% | 84.4% | — | 100.0% | 2025 | 54.8% | 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 |
$192,370 | $173,833 | ~$171,880 | $210,351 | 2024 | $150,034 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$9,198,751 | ~$9,198,751 | ~2.0139% | ~$185,257 | -2.1% |
| 2027 | ~$9,001,810 | ~$9,001,810 | ~1.9814% | ~$178,361 | -4.2% |
| 2028 | ~$8,809,086 | ~$8,809,086 | ~1.9488% | ~$171,675 | -6.3% |
| 2029 | ~$8,620,488 | ~$8,620,488 | ~1.9163% | ~$165,194 | -8.3% |
| 2030 | ~$8,435,928 | ~$8,435,928 | ~1.8837% | ~$158,911 | -10.3% |
| 2026 | ~$9,010,751 | ~$9,010,751 | ~2.0465% | ~$184,404 | -4.1% |
| 2027 | ~$8,637,620 | ~$8,637,620 | ~2.0465% | ~$176,768 | -8.1% |
| 2028 | ~$8,279,941 | ~$8,279,941 | ~2.0465% | ~$169,448 | -11.9% |
| 2029 | ~$7,937,072 | ~$7,937,072 | ~2.0465% | ~$162,431 | -15.6% |
| 2030 | ~$7,608,402 | ~$7,608,402 | ~2.0465% | ~$155,705 | -19.1% |
| 2026 | ~$9,386,751 | ~$9,386,751 | ~1.9977% | ~$187,516 | -0.1% |
| 2027 | ~$9,373,520 | ~$9,373,520 | ~1.9488% | ~$182,675 | -0.3% |
| 2028 | ~$9,360,308 | ~$9,360,308 | ~1.9000% | ~$177,847 | -0.4% |
| 2029 | ~$9,347,115 | ~$9,347,115 | ~1.8512% | ~$173,033 | -0.6% |
| 2030 | ~$9,333,940 | ~$9,333,940 | ~1.8024% | ~$168,232 | -0.7% |
In 2025, this property's market value of $9,400,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 7× 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 | $9,400,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $8,200,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $7,600,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $7,600,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $10,250,000 | $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.