12545 RIATA VISTA CIR TX 78727
| Owner | CAPITAL CITY LUCKY RIATA HOLDING LLC |
|---|---|
| Parcel ID | 0268030802 |
| Short ID | 462796 |
| Type | Real |
| Use Code | 51 Office Large (>35,000 SF) |
| Valuation | Income |
| Improvement SF | 289,428 SF |
| Land SF | 983,759 SF |
| Acres | 22.584 |
| Year Built | 1999 |
| Legal | LOT 1 BLK B RIATA CROSSING NORTH |
| Neighborhood | 51FNW |
| Land | $9,837,590 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $9,837,590 |
| Improvement | $55,619,476 |
|---|---|
| Total Improvement | $55,619,476 |
| Market | $65,457,066 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $65,457,066 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $65,457,066 |
| Taxable Value | $65,457,066 |
|---|
Appreciation: Market value has fallen -28.6% from $91,692,500 (2021) to $65,457,066 (2025), a CAGR of -8.1% 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 2.0144% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,318,557. Round Rock ISD is the largest single contributor, at 44.3% 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 15% of market value ($9,837,590 land vs $55,619,476 improvements), about $10/SF of land. Most value sits in the improvements, so building condition, age (~27 yrs), and rent roll drive the underwriting.
Submarket Position: At $65,457,066, 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 -8.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $42,952,153 by 2030, with an estimated annual tax burden around $739,483. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 491 | SPRINKLER HEADS | 289,428 SF | ✗ |
| 551 | PAVED AREA | 240,000 SF | ✗ |
| 1ST | 1st Floor | 144,714 SF | ✓ |
| 2ND | 2nd Floor | 144,714 SF | ✓ |
| 501 | CANOPY | 1,660 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 |
|---|---|---|---|---|---|---|---|---|---|
| IRR Round Rock ISD | 1.1336% | 1.0626% | 0.9190% | 0.8931% | 0.8931% | +0.0000% | $584,597.06 | $584,597.06 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $343,006.15 | $343,006.15 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $246,017.11 | $246,017.11 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $77,254.39 | $77,254.39 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $67,682.61 | $67,682.61 | Paid |
| Combined Rate | 2.2486% | 2.0409% | 1.8687% | 1.9244% | 2.0144% | +0.0900% | $1,318,557.32 | $1,318,557.32 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $69,645,551 | $65,457,066 | +6.4% |
| Assessed Value | $69,645,551 | $65,457,066 | +6.4% |
| Land Value | $9,837,590 | $9,837,590 | +0.0% |
| Improvement Value | $59,807,961 | $55,619,476 | +7.5% |
| Taxable Value | $69,645,551 | $65,457,066 | +6.4% |
| Total Tax 2026 = estimate |
~$1,402,930
Estimated
|
~$1,318,557
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $69,645,551 | $69,645,551 | +0 (+0.0%) |
| Taxable Value | $69,645,551 | $69,645,551 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $69,645,551 | $9,837,590 | $59,807,961 | — | $69,645,551 | $69,645,551 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $65,457,066 | $9,837,590 | $55,619,476 | — | $65,457,066 | $65,457,066 | ~$1,318,557 | Partial |
| 2024 | $96,905,818 | — | — | −$87,068,228 | $9,837,590 | $— | $1,330,389 | Verified |
| 2023 | $96,803,070 | — | — | −$86,965,480 | $9,837,590 | $— | $1,810,925 | Verified |
| 2022 | $91,701,800 | — | — | −$81,864,210 | $9,837,590 | $— | $1,975,676 | Verified |
| 2021 | $91,692,500 | — | — | −$81,854,910 | $9,837,590 | $— | $2,061,987 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +6.4% | +6.4% | ~100% | Not available | Partial |
| 2025 | -17.4% | -17.4% | ~100% | Not available | Partial |
| 2024 | -18.3% | -18.3% | ~100% | 1.6800% | Verified |
| 2023 | +0.1% | +0.1% | ~100% | 1.8700% | Verified |
| 2022 | +5.6% | +5.6% | ~100% | 2.0400% | Verified |
| 2021 | base year | — | ~100% | 2.2500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -28.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +6.4% | -4.1% | -9.2% | +6.4% | 2026 | -32.5% | 2025 |
| Assessment Ratio | 100.0% | 40.3% | — | 100.0% | 2025 | 10.2% | 2023 |
| Effective Tax Rate (2025) | 2.0100% | 2.0100% | — | 2.0100% | 2025 | 2.0100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,318,557 | $1,699,507 | ~$946,433 | $2,061,987 | 2021 | $1,318,557 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$60,167,534 | ~$60,167,534 | ~1.9558% | ~$1,176,779 | -8.1% |
| 2027 | ~$55,305,446 | ~$55,305,446 | ~1.8973% | ~$1,049,304 | -15.5% |
| 2028 | ~$50,836,258 | ~$50,836,258 | ~1.8387% | ~$934,746 | -22.3% |
| 2029 | ~$46,728,222 | ~$46,728,222 | ~1.7802% | ~$831,852 | -28.6% |
| 2030 | ~$42,952,153 | ~$42,952,153 | ~1.7216% | ~$739,483 | -34.4% |
| 2026 | ~$62,184,213 | ~$62,184,213 | ~2.0144% | ~$1,252,629 | -5.0% |
| 2027 | ~$59,075,002 | ~$59,075,002 | ~2.0144% | ~$1,189,998 | -9.8% |
| 2028 | ~$56,121,252 | ~$56,121,252 | ~2.0144% | ~$1,130,498 | -14.3% |
| 2029 | ~$53,315,189 | ~$53,315,189 | ~2.0144% | ~$1,073,973 | -18.5% |
| 2030 | ~$50,649,430 | ~$50,649,430 | ~2.0144% | ~$1,020,275 | -22.6% |
| 2026 | ~$61,476,676 | ~$61,476,676 | ~1.9266% | ~$1,184,386 | -6.1% |
| 2027 | ~$57,738,330 | ~$57,738,330 | ~1.8387% | ~$1,061,657 | -11.8% |
| 2028 | ~$54,227,309 | ~$54,227,309 | ~1.7509% | ~$949,475 | -17.2% |
| 2029 | ~$50,929,791 | ~$50,929,791 | ~1.6631% | ~$847,010 | -22.2% |
| 2030 | ~$47,832,793 | ~$47,832,793 | ~1.5753% | ~$753,496 | -26.9% |
In 2025, this property's market value of $65,457,066 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 46× 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 | $65,457,066 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $96,905,818 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $96,803,070 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $91,701,800 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $91,692,500 | $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.