1501 TOWN CENTER DR TX 78660
| Owner | A-S 93 SH 130-SH 45 LP |
|---|---|
| Parcel ID | 0275410125 |
| Short ID | 753677 |
| Type | Real |
| Use Code | 94 Health Club |
| Valuation | Income |
| Improvement SF | 45,581 SF |
| Land SF | 489,112 SF |
| Acres | 11.228 |
| Year Built | 2011 |
| Legal | LOT 15 BLK 5 STONE HILL TOWN CENTER |
| Neighborhood | 41PFL/FNE |
| Land | $5,869,344 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $5,869,344 |
| Improvement | $1,772,095 |
|---|---|
| Total Improvement | $1,772,095 |
| Market | $7,641,439 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $7,641,439 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $7,641,439 |
| Taxable Value | $7,641,439 |
|---|
Appreciation: Market value has fallen -23.3% from $9,959,391 (2021) to $7,641,439 (2025), a CAGR of -6.4% 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 2.2285% in 2025 (+0.0325% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $170,292. 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 77% of market value ($5,869,344 land vs $1,772,095 improvements), about $12/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 $7,641,439, 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 -6.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,487,229 by 2030, with an estimated annual tax burden around $108,227. 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 | 184,320 SF | ✗ |
| 1ST | 1st Floor | 45,581 SF | ✓ |
| 611 | TERRACE | 10,842 SF | ✗ |
| 601 | POOL COMM'L | 5,718 SF | ✗ |
| 501 | CANOPY | 352 SF | ✗ |
| 482 | LIGHT POLES | 16 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% | $82,889.77 | $82,889.77 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $40,063.27 | $40,063.27 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $28,145.01 | $28,145.01 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $8,838.11 | $8,838.11 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $6,946.67 | $6,946.67 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $166,882.83 | $166,882.83 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $7,916,239 | $7,641,439 | +3.6% |
| Assessed Value | $7,916,239 | $7,641,439 | +3.6% |
| Land Value | $5,869,344 | $5,869,344 | +0.0% |
| Improvement Value | $2,046,895 | $1,772,095 | +15.5% |
| Taxable Value | $7,916,239 | $7,641,439 | +3.6% |
| Total Tax 2026 = estimate |
~$176,416
Estimated
|
~$166,883
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $8,391,733 | $7,916,239 | -475,494 (-5.7%) |
| Taxable Value | $8,391,733 | $7,916,239 | -475,494 (-5.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $7,916,239 | $5,869,344 | $2,046,895 | — | $7,916,239 | $7,916,239 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $7,641,439 | $5,869,344 | $1,772,095 | — | $7,641,439 | $7,641,439 | ~$166,883 | Partial |
| 2024 | $9,095,562 | — | — | −$3,226,218 | $5,869,344 | $— | $165,426 | Verified |
| 2023 | $9,659,527 | — | — | −$3,790,183 | $5,869,344 | $— | $179,362 | Verified |
| 2022 | $8,897,350 | — | — | −$3,028,006 | $5,869,344 | $— | $202,357 | Verified |
| 2021 | $9,959,391 | — | — | −$4,090,047 | $5,869,344 | $— | $216,515 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +9.8% | +9.8% | ~100% | Not available | Partial |
| 2025 | -14.0% | -14.0% | ~100% | Not available | Partial |
| 2024 | -2.4% | -2.4% | ~100% | 1.8600% | Verified |
| 2023 | -5.8% | -5.8% | ~100% | 1.9700% | Verified |
| 2022 | +8.6% | +8.6% | ~100% | 2.0900% | Verified |
| 2021 | base year | — | ~100% | 2.1700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -14.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +3.6% | -4.1% | -7.1% | +8.6% | 2023 | -16.0% | 2025 |
| Assessment Ratio | 100.0% | 75.0% | — | 100.0% | 2025 | 58.9% | 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 |
$166,883 | $186,109 | ~$130,973 | $216,515 | 2021 | $165,426 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$7,151,724 | ~$7,151,724 | ~2.1773% | ~$155,714 | -6.4% |
| 2027 | ~$6,693,393 | ~$6,693,393 | ~2.1261% | ~$142,306 | -12.4% |
| 2028 | ~$6,264,435 | ~$6,264,435 | ~2.0748% | ~$129,976 | -18.0% |
| 2029 | ~$5,862,968 | ~$5,862,968 | ~2.0236% | ~$118,642 | -23.3% |
| 2030 | ~$5,487,229 | ~$5,487,229 | ~1.9724% | ~$108,227 | -28.2% |
| 2026 | ~$7,259,367 | ~$7,259,367 | ~2.2285% | ~$161,777 | -5.0% |
| 2027 | ~$6,896,399 | ~$6,896,399 | ~2.2285% | ~$153,689 | -9.7% |
| 2028 | ~$6,551,579 | ~$6,551,579 | ~2.2285% | ~$146,004 | -14.3% |
| 2029 | ~$6,224,000 | ~$6,224,000 | ~2.2285% | ~$138,704 | -18.5% |
| 2030 | ~$5,912,800 | ~$5,912,800 | ~2.2285% | ~$131,769 | -22.6% |
| 2026 | ~$7,304,553 | ~$7,304,553 | ~2.1517% | ~$157,170 | -4.4% |
| 2027 | ~$6,982,519 | ~$6,982,519 | ~2.0748% | ~$144,875 | -8.6% |
| 2028 | ~$6,674,682 | ~$6,674,682 | ~1.9980% | ~$133,358 | -12.7% |
| 2029 | ~$6,380,417 | ~$6,380,417 | ~1.9211% | ~$122,575 | -16.5% |
| 2030 | ~$6,099,125 | ~$6,099,125 | ~1.8443% | ~$112,484 | -20.2% |
In 2025, this property's market value of $7,641,439 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 5× 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 | $7,641,439 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $9,095,562 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $9,659,527 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $8,897,350 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $9,959,391 | $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.