CHEDDAR LOOP 78728
| Owner | SWEETWATER AUSTIN PROPERTY |
|---|---|
| Parcel ID | 0272231184 |
| Short ID | 819036 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 10,900 SF |
| Land SF | 59,111 SF |
| Acres | 1.357 |
| Year Built | 2023 |
| Legal | LOT 6A WELLS BRANCH CENTER SUBD AMENDED PLAT |
| Neighborhood | 1NO3 |
| Land | $472,887 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $472,887 |
| Improvement | $2,958,142 |
|---|---|
| Total Improvement | $2,958,142 |
| Market | $3,431,029 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,431,029 |
| Value Limitation Adjustment (−) (homestead cap) | −$79,557 |
| Net Appraised (assessed) | $3,351,472 |
| Taxable Value | $3,351,472 |
|---|
Appreciation: Market value has risen +625.5% from $472,887 (2021) to $3,431,029 (2025), a CAGR of 64.1% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2025), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Land/Vacant parcel countywide rose +487.2%, so this parcel has outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.7240% in 2025 (+0.0338% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $57,780. Pflugerville ISD is the largest single contributor, at 64.2% of the total 2025 levy.
Assessment Gap: Assessed value ($3,351,472) is $79,557 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 14% of market value ($472,887 land vs $2,958,142 improvements), about $8/SF of land. Most value sits in the improvements, so building condition, age (~3 yrs), and rent roll drive the underwriting.
Submarket Position: At $3,431,029, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant 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 +64.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $40,856,217 by 2030, with an estimated annual tax burden around $567,432. 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 | 15,800 SF | ✗ |
| 1ST | 1st Floor | 10,900 SF | ✓ |
| 881 | COMMCL FINISHOUT | 5,200 SF | ✓ |
| 591 | MASONRY TRIM SF | 1,500 SF | ✗ |
| 501 | CANOPY | 1,000 SF | ✗ |
| MEZZ | Mezzanine | 1,000 SF | ✓ |
| 611 | TERRACE | 420 SF | ✗ |
Market value changed by 491% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $37,097.44 | $37,097.44 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $12,596.34 | $12,596.34 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,955.51 | $3,955.51 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $3,108.99 | $3,108.99 | Paid |
| E17 Travis County ESD #17 | 0.0450% | 0.0245% | 0.0230% | 0.0370% | 0.0305% | -0.0065% | $1,022.20 | $1,022.20 | Paid |
| Combined Rate | 1.9922% | 1.7860% | 1.6148% | 1.6902% | 1.7240% | +0.0338% | $57,780.48 | $57,780.48 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,098,356 | $3,431,029 | +19.4% |
| Assessed Value | $4,021,766 | $3,351,472 | +20.0% |
| Land Value | $472,887 | $472,887 | +0.0% |
| Improvement Value | $3,625,469 | $2,958,142 | +22.6% |
| Taxable Value | $4,021,766 | $3,351,472 | +20.0% |
| HS Cap Loss | -$76,590 | — | |
| Total Tax 2026 = estimate |
~$69,337
Estimated
|
~$57,780
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,098,356 | $4,098,356 | +0 (+0.0%) |
| Taxable Value | $4,021,766 | $4,021,766 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,098,356 | $472,887 | $3,625,469 | −$76,590 | $4,021,766 | $4,021,766 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,431,029 | $472,887 | $2,958,142 | −$79,557 | $3,351,472 | $3,351,472 | ~$57,780 | Partial |
| 2024 | $— | — | — | — | $472,887 | $— | $47,206 | Verified |
| 2023 | $— | — | — | — | $472,887 | $— | $7,636 | Verified |
| 2022 | $— | — | — | — | $472,887 | $— | $8,446 | Verified |
| 2021 | $472,887 | — | — | — | $472,887 | $— | $9,421 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +19.4% | +20.0% | 98.1% | Not available | Partial |
| 2025 | +22.8% | +20.0% | 97.7% | Not available | Partial |
| 2024 | +490.6% ! | +490.6% | ~100% | 1.6900% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.6100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.7900% | Verified |
| 2021 | base year | — | ~100% | 1.9900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +625.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +19.4% | +322.4% | +58.8% | +625.5% | 2025 | +19.4% | 2026 |
| Assessment Ratio | 98.1% | 98.6% | — | 100.0% | 2021 | 97.7% | 2025 |
| Effective Tax Rate (2025) | 1.6800% | 1.6800% | — | 1.6800% | 2025 | 1.6800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$57,780 | $33,601 | ~$280,220 | $57,780 | 2025 | $9,421 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,631,073 | ~$5,631,073 | ~1.6570% | ~$93,307 | +64.1% |
| 2027 | ~$9,241,828 | ~$9,241,828 | ~1.5900% | ~$146,941 | +169.4% |
| 2028 | ~$15,167,872 | ~$15,167,872 | ~1.5229% | ~$230,995 | +342.1% |
| 2029 | ~$24,893,812 | ~$24,893,812 | ~1.4559% | ~$362,426 | +625.5% |
| 2030 | ~$40,856,217 | ~$40,856,217 | ~1.3888% | ~$567,432 | +1090.8% |
| 2026 | ~$5,562,452 | ~$5,562,452 | ~1.7240% | ~$95,899 | +62.1% |
| 2027 | ~$9,017,958 | ~$9,017,958 | ~1.7240% | ~$155,473 | +162.8% |
| 2028 | ~$14,620,092 | ~$14,620,092 | ~1.7240% | ~$252,055 | +326.1% |
| 2029 | ~$23,702,383 | ~$23,702,383 | ~1.7240% | ~$408,637 | +590.8% |
| 2030 | ~$38,426,773 | ~$38,426,773 | ~1.7240% | ~$662,490 | +1020.0% |
| 2026 | ~$5,699,693 | ~$5,699,693 | ~1.6235% | ~$92,533 | +66.1% |
| 2027 | ~$9,468,444 | ~$9,468,444 | ~1.5229% | ~$144,197 | +176.0% |
| 2028 | ~$15,729,166 | ~$15,729,166 | ~1.4224% | ~$223,727 | +358.4% |
| 2029 | ~$26,129,603 | ~$26,129,603 | ~1.3218% | ~$345,385 | +661.6% |
| 2030 | ~$43,407,014 | ~$43,407,014 | ~1.2213% | ~$530,112 | +1165.1% |
In 2025, this property's market value of $3,431,029 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 40× the county median of $85,028. Land/Vacant here is the broad TCAD category — every land/vacant 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 | $3,431,029 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | — | $23,000 | $66,000 | $330,000 | — | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $472,887 | $6,000 | $14,480 | $80,000 | ↑ 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.