16201 DESSAU RD 78660
| Owner | STS PROPERTY DEVELOPMENT I LLC |
|---|---|
| Parcel ID | 0270430116 |
| Short ID | 959099 |
| Type | Real |
| Use Code | 33 Fast Food Restaurant |
| Valuation | Income |
| Improvement SF | 1,525 SF |
| Land SF | 97,008 SF |
| Acres | 2.227 |
| Year Built | 2011 |
| Legal | DESSAU CENTER SUBD AMD REPLAT LOT 2 LOT 2 |
| Neighborhood | PFL/FNE |
| Land | $970,081 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $970,081 |
| Improvement | $46,397 |
|---|---|
| Total Improvement | $46,397 |
| Market | $1,016,478 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,016,478 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,016,478 |
| Taxable Value | $1,016,478 |
|---|
Appreciation: Market value has risen +69.9% from $598,199 (2023) to $1,016,478 (2025), a CAGR of 30.4% over 2 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. Over the same span, the median Commercial parcel countywide rose +0.2%, so this parcel has outpaced the broader commercial market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.2285% in 2025 (+0.0325% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $22,653. 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 95% of market value ($970,081 land vs $46,397 improvements), about $10/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 $1,016,478, this parcel sits in the lower-middle (25th–50th 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 +30.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,825,857 by 2030, with an estimated annual tax burden around $32,288. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 14,784 SF | ✗ |
| 1ST | 1st Floor | 1,525 SF | ✓ |
| 611 | TERRACE | 144 SF | ✗ |
| 482 | LIGHT POLES | 9 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% | $11,251.39 | $11,251.39 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $5,438.16 | $5,438.16 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,820.38 | $3,820.38 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,199.68 | $1,199.68 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $942.94 | $942.94 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $22,652.55 | $22,652.55 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,016,478 | $1,016,478 | +0.0% |
| Assessed Value | $1,016,478 | $1,016,478 | +0.0% |
| Land Value | $970,081 | $970,081 | +0.0% |
| Improvement Value | $46,397 | $46,397 | +0.0% |
| Taxable Value | $1,016,478 | $1,016,478 | +0.0% |
| Total Tax 2026 = estimate |
~$22,653
Estimated
|
~$22,653
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,019,152 | $1,016,478 | -2,674 (-0.3%) |
| Taxable Value | $1,019,152 | $1,016,478 | -2,674 (-0.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,016,478 | $970,081 | $46,397 | — | $1,016,478 | $1,016,478 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,016,478 | $970,081 | $46,397 | — | $1,016,478 | $1,016,478 | ~$22,653 | Partial |
| 2024 | $783,597 | — | — | — | $970,081 ! | $— | $20,649 | Verified |
| 2023 | $598,199 | — | — | −$307,175 | $291,024 | $— | $16,675 | Verified |
| 2022 | $— | — | — | — | $291,024 | $— | $13,417 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.3% | +0.3% | ~100% | Not available | Partial |
| 2025 | -4.4% | +8.1% | ~100% | Not available | Partial |
| 2024 | +35.7% | +20.0% | 88.4% | 1.9400% | Verified |
| 2023 | +31.0% | +31.0% | ~100% | 2.1300% | Verified |
| 2022 | base year | — | ~100% | 2.2400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +69.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +20.2% | +30.4% | +31.0% | 2024 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 93.1% | — | 123.8% | 2024 | 48.7% | 2023 |
| Effective Tax Rate (2025) | 2.2300% | 2.2300% | — | 2.2300% | 2025 | 2.2300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$22,653 | $19,992 | ~$28,194 | $22,653 | 2025 | $16,675 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,325,025 | ~$1,118,126 | ~2.1773% | ~$24,345 | +30.4% |
| 2027 | ~$1,727,230 | ~$1,229,938 | ~2.1261% | ~$26,149 | +69.9% |
| 2028 | ~$2,251,523 | ~$1,352,932 | ~2.0748% | ~$28,071 | +121.5% |
| 2029 | ~$2,934,963 | ~$1,488,225 | ~2.0236% | ~$30,116 | +188.7% |
| 2030 | ~$3,825,857 | ~$1,637,048 | ~1.9724% | ~$32,288 | +276.4% |
| 2026 | ~$1,304,696 | ~$1,118,126 | ~2.2285% | ~$24,918 | +28.4% |
| 2027 | ~$1,674,636 | ~$1,229,938 | ~2.2285% | ~$27,410 | +64.7% |
| 2028 | ~$2,149,471 | ~$1,352,932 | ~2.2285% | ~$30,151 | +111.5% |
| 2029 | ~$2,758,944 | ~$1,488,225 | ~2.2285% | ~$33,166 | +171.4% |
| 2030 | ~$3,541,230 | ~$1,637,048 | ~2.2285% | ~$36,482 | +248.4% |
| 2026 | ~$1,345,355 | ~$1,118,126 | ~2.1517% | ~$24,058 | +32.4% |
| 2027 | ~$1,780,638 | ~$1,229,938 | ~2.0748% | ~$25,519 | +75.2% |
| 2028 | ~$2,356,755 | ~$1,352,932 | ~1.9980% | ~$27,031 | +131.9% |
| 2029 | ~$3,119,272 | ~$1,488,225 | ~1.9211% | ~$28,590 | +206.9% |
| 2030 | ~$4,128,499 | ~$1,637,048 | ~1.8443% | ~$30,191 | +306.2% |
In 2025, this property's market value of $1,016,478 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -28% below 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 | $1,016,478 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $783,597 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $598,199 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |
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.