1806 W BRAKER LN TX 78758
| Owner | PANCAKE PALS II BRAKER LLC |
|---|---|
| Parcel ID | 0252130122 |
| Short ID | 502323 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 4,706 SF |
| Land SF | 120,796 SF |
| Acres | 2.773 |
| Year Built | 2022 |
| Legal | 2.7731AC OF LOT 3 BLK A KRAMER LANE 65 SEC 3-A |
| Neighborhood | 1NO2 |
| Land | $4,529,859 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,529,859 |
| Improvement | $119,186 |
|---|---|
| Total Improvement | $119,186 |
| Market | $4,649,045 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,649,045 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $4,649,045 |
| Taxable Value | $4,649,045 |
|---|
| Total Due | $69,755.33 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has risen +410.1% from $911,400 (2021) to $4,649,045 (2025), a CAGR of 50.3% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2024), 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 2.2282% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $103,589. Pflugerville ISD is the largest single contributor, at 49.7% 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 97% of market value ($4,529,859 land vs $119,186 improvements), about $38/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 $4,649,045, 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 +50.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $35,639,546 by 2030, with an estimated annual tax burden around $141,113. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $69,755.33 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 11,528 SF | ✗ |
| 1ST | 1st Floor | 4,706 SF | ✓ |
| 501 | CANOPY | 2,048 SF | ✗ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| City of Austin | 0.4776% | 0.5240% | +1,950 |
| Travis County | 0.3444% | 0.3758% | +1,319 |
| Travis Central Health | 0.1080% | 0.1180% | +422 |
| Austin Community College | 0.1013% | 0.1034% | +88 |
| Pflugerville ISD | 1.1069% | 1.1069% | +0 |
Market value changed by 271% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| 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% | $46,489.80 | $16,357.19 | $30,132.61 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $22,008.71 | $7,743.64 | $14,265.07 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $15,785.49 | $5,554.05 | $10,231.44 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,956.97 | $1,744.09 | $3,212.88 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,342.80 | $1,527.99 | $2,814.81 |
| Combined Rate | 2.5030% | 2.2429% | 2.0589% | 2.1382% | 2.2282% | +0.0900% | $93,583.77 | $32,926.96 | $60,656.81 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,649,045 | $4,649,045 | +0.0% |
| Assessed Value | $4,649,045 | $4,649,045 | +0.0% |
| Land Value | $4,529,859 | $4,529,859 | +0.0% |
| Improvement Value | $119,186 | $119,186 | +0.0% |
| Taxable Value | $4,649,045 | $4,649,045 | +0.0% |
| Total Tax 2026 = estimate |
~$103,589
Estimated
|
$93,584 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,655,059 | $4,649,045 | -6,014 (-0.1%) |
| Taxable Value | $4,655,059 | $4,649,045 | -6,014 (-0.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,649,045 | $4,529,859 | $119,186 | — | $4,649,045 | $4,649,045 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,649,045 | $4,529,859 | $119,186 | — | $4,649,045 | $4,649,045 | $93,584 | Verified |
| 2024 | $5,043,344 | — | — | −$513,485 | $4,529,859 | $— | $86,695 | Verified |
| 2023 | $— | — | — | — | — | $— | $103,840 | Verified |
| 2022 | $— | — | — | — | $1,358,958 | $— | $30,480 | Verified |
| 2021 | $911,400 | — | — | — | $911,400 | $— | $22,812 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.1% | +0.1% | ~100% | Not available | Partial |
| 2025 | -2.5% | -2.5% | ~100% | 2.0100% | Verified |
| 2024 | -5.5% | -5.5% | ~100% | 1.8200% | Verified |
| 2023 | +271.1% ! | +271.1% | ~100% | 2.0600% | Verified |
| 2022 | +49.1% | +49.1% | ~100% | 2.2400% | Verified |
| 2021 | base year | — | ~100% | 2.5000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +410.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +148.5% | +50.3% | +453.4% | 2024 | -7.8% | 2025 |
| Assessment Ratio | 100.0% | 97.5% | — | 100.0% | 2021 | 89.8% | 2024 |
| Effective Tax Rate (2025) | 2.0100% | 2.0100% | — | 2.0100% | 2025 | 2.0100% | 2025 |
| Tax Amount | $93,584 | $67,697 | ~$125,449 | $93,584 | 2025 | $22,812 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$6,986,786 | ~$5,113,950 | ~2.1595% | ~$110,435 | +50.3% |
| 2027 | ~$10,500,044 | ~$5,625,344 | ~2.0908% | ~$117,614 | +125.9% |
| 2028 | ~$15,779,920 | ~$6,187,879 | ~2.0221% | ~$125,124 | +239.4% |
| 2029 | ~$23,714,746 | ~$6,806,667 | ~1.9534% | ~$132,961 | +410.1% |
| 2030 | ~$35,639,546 | ~$7,487,333 | ~1.8847% | ~$141,113 | +666.6% |
| 2026 | ~$6,893,805 | ~$5,113,950 | ~2.2282% | ~$113,948 | +48.3% |
| 2027 | ~$10,222,432 | ~$5,625,344 | ~2.2282% | ~$125,343 | +119.9% |
| 2028 | ~$15,158,264 | ~$6,187,879 | ~2.2282% | ~$137,877 | +226.1% |
| 2029 | ~$22,477,330 | ~$6,806,667 | ~2.2282% | ~$151,665 | +383.5% |
| 2030 | ~$33,330,356 | ~$7,487,333 | ~2.2282% | ~$166,832 | +616.9% |
| 2026 | ~$7,079,767 | ~$5,113,950 | ~2.1251% | ~$108,678 | +52.3% |
| 2027 | ~$10,781,375 | ~$5,625,344 | ~2.0221% | ~$113,749 | +131.9% |
| 2028 | ~$16,418,344 | ~$6,187,879 | ~1.9190% | ~$118,748 | +253.2% |
| 2029 | ~$25,002,564 | ~$6,806,667 | ~1.8160% | ~$123,609 | +437.8% |
| 2030 | ~$38,074,985 | ~$7,487,333 | ~1.7129% | ~$128,254 | +719.0% |
In 2025, this property's market value of $4,649,045 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 3× 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 | $4,649,045 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $5,043,344 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | — | $667,828 | $1,414,358 | $3,374,900 | — | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |
| 2021 | $911,400 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below median | 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.