13011 MCCALLEN PASS TX 78753
| Owner | KCP PARMER 3.1 FEE OWNER LLC |
|---|---|
| Parcel ID | 0260260501 |
| Short ID | 874644 |
| Type | Real |
| Use Code | 51 Office Large (>35,000 SF) |
| Valuation | Income |
| Improvement SF | 200,634 SF |
| Land SF | 821,672 SF |
| Acres | 18.863 |
| Year Built | 2015 |
| Legal | LOT 10 PARMER BUSINESS PARK |
| Neighborhood | 51NEA |
| Land | $3,286,689 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,286,689 |
| Improvement | $49,713,311 |
|---|---|
| Total Improvement | $49,713,311 |
| Market | $53,000,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $53,000,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $53,000,000 |
| Taxable Value | $53,000,000 |
|---|
Appreciation: Market value has fallen -14.5% from $62,011,456 (2021) to $53,000,000 (2025), a CAGR of -3.8% over 4 years. Growth has been relatively flat for this asset class. 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 lagged 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 $1,180,938. 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 6% of market value ($3,286,689 land vs $49,713,311 improvements), about $4/SF of land. Most value sits in the improvements, so building condition, age (~11 yrs), and rent roll drive the underwriting.
Submarket Position: At $53,000,000, 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 -3.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $43,554,276 by 2030, with an estimated annual tax burden around $820,864. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 550,400 SF | ✗ |
| 1ST | 1st Floor | 66,878 SF | ✓ |
| 2ND | 2nd Floor | 66,878 SF | ✓ |
| 3RD | 3rd Floor | 66,878 SF | ✓ |
| 611 | TERRACE | 1,656 SF | ✗ |
| 482 | LIGHT POLES | 36 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% | $574,481.10 | $574,481.10 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $271,964.82 | $271,964.82 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $195,063.56 | $195,063.56 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $61,253.94 | $61,253.94 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $53,664.60 | $53,664.60 | Paid |
| Combined Rate | 2.5030% | 2.2429% | 2.0589% | 2.1382% | 2.2282% | +0.0900% | $1,156,428.02 | $1,156,428.02 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $53,860,374 | $53,000,000 | +1.6% |
| Assessed Value | $53,860,374 | $53,000,000 | +1.6% |
| Land Value | $3,286,689 | $3,286,689 | +0.0% |
| Improvement Value | $50,573,685 | $49,713,311 | +1.7% |
| Taxable Value | $53,860,374 | $53,000,000 | +1.6% |
| Total Tax 2026 = estimate |
~$1,200,109
Estimated
|
~$1,156,428
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $57,996,305 | $53,860,374 | -4,135,931 (-7.1%) |
| Taxable Value | $57,996,305 | $53,860,374 | -4,135,931 (-7.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $53,860,374 | $3,286,689 | $50,573,685 | — | $53,860,374 | $53,860,374 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $53,000,000 | $3,286,689 | $49,713,311 | — | $53,000,000 | $53,000,000 | ~$1,156,428 | Partial |
| 2024 | $59,900,000 | — | — | −$56,613,311 | $3,286,689 | $— | $1,274,354 | Verified |
| 2023 | $62,395,409 | — | — | −$59,108,720 | $3,286,689 | $— | $1,236,358 | Verified |
| 2022 | $61,640,000 | — | — | −$58,353,311 | $3,286,689 | $— | $1,399,481 | Verified |
| 2021 | $62,011,456 | — | — | −$58,724,767 | $3,286,689 | $— | $1,542,836 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +9.4% | +9.4% | ~100% | Not available | Partial |
| 2025 | -11.1% | -11.1% | ~100% | Not available | Partial |
| 2024 | -5.4% | -5.4% | ~100% | 2.1400% | Verified |
| 2023 | +1.0% | +1.0% | ~100% | 1.9600% | Verified |
| 2022 | +1.2% | +1.2% | ~100% | 2.2400% | Verified |
| 2021 | base year | — | ~100% | 2.4900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -14.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.6% | -2.7% | -4.2% | +1.6% | 2026 | -11.5% | 2025 |
| Assessment Ratio | 100.0% | 36.9% | — | 100.0% | 2025 | 5.3% | 2021 |
| Effective Tax Rate (2025) | 2.1800% | 2.1800% | — | 2.1800% | 2025 | 2.1800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,156,428 | $1,321,891 | ~$956,653 | $1,542,836 | 2021 | $1,156,428 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$50,959,699 | ~$50,959,699 | ~2.1595% | ~$1,100,468 | -3.8% |
| 2027 | ~$48,997,942 | ~$48,997,942 | ~2.0908% | ~$1,024,443 | -7.6% |
| 2028 | ~$47,111,705 | ~$47,111,705 | ~2.0221% | ~$952,641 | -11.1% |
| 2029 | ~$45,298,082 | ~$45,298,082 | ~1.9534% | ~$884,849 | -14.5% |
| 2030 | ~$43,554,276 | ~$43,554,276 | ~1.8847% | ~$820,864 | -17.8% |
| 2026 | ~$50,350,000 | ~$50,350,000 | ~2.2282% | ~$1,121,891 | -5.0% |
| 2027 | ~$47,832,500 | ~$47,832,500 | ~2.2282% | ~$1,065,797 | -9.8% |
| 2028 | ~$45,440,875 | ~$45,440,875 | ~2.2282% | ~$1,012,507 | -14.3% |
| 2029 | ~$43,168,831 | ~$43,168,831 | ~2.2282% | ~$961,881 | -18.5% |
| 2030 | ~$41,010,390 | ~$41,010,390 | ~2.2282% | ~$913,787 | -22.6% |
| 2026 | ~$52,019,699 | ~$52,019,699 | ~2.1251% | ~$1,105,490 | -1.8% |
| 2027 | ~$51,057,530 | ~$51,057,530 | ~2.0221% | ~$1,032,429 | -3.7% |
| 2028 | ~$50,113,158 | ~$50,113,158 | ~1.9190% | ~$961,692 | -5.4% |
| 2029 | ~$49,186,252 | ~$49,186,252 | ~1.8160% | ~$893,219 | -7.2% |
| 2030 | ~$48,276,491 | ~$48,276,491 | ~1.7129% | ~$826,950 | -8.9% |
In 2025, this property's market value of $53,000,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 37× 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 | $53,000,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $59,900,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $62,395,409 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $61,640,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $62,011,456 | $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.