16201 BRATTON LN TX 78728
| Owner | SHOWPLACE COMMERCIAL PARK LLC |
|---|---|
| Parcel ID | 0280230103 |
| Short ID | 506698 |
| Type | Real |
| Use Code | 00 (unlisted) |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 125,806 SF |
| Acres | 2.888 |
| Year Built | — |
| Legal | LOT 1 BLK A BELL SUBD THE & LOTS 10-11 ROYSTON LANE LTD |
| Neighborhood | 1NO3 |
| Land | $1,887,085 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,887,085 |
| Improvement | $500 |
|---|---|
| Total Improvement | $500 |
| Market | $1,887,585 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,887,585 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,162,223 |
| Net Appraised (assessed) | $725,362 |
| Taxable Value | $725,362 |
|---|
| Total Due | $73.47 |
|---|---|
| First Delinquent | 2022 |
Appreciation: Market value has risen +378173.5% from $499 (2021) to $1,887,585 (2025), a CAGR of 684.2% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2022), 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 6 taxing entities is 1.6136% in 2025 (+0.0359% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $11,705. Round Rock ISD is the largest single contributor, at 55.3% of the total 2025 levy.
Assessment Gap: Assessed value ($725,362) is $1,162,223 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 100% of market value ($1,887,085 land vs $500 improvements), about $15/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 $1,887,585, 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 +684.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $55,996,899,651 by 2030, with an estimated annual tax burden around $15,507. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $73.47 in unpaid taxes since 2022. These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| SO | Sketch Only | 920 SF | ✗ |
| 302 | BARN FV | 1 SF | ✓ |
Market value changed by 275% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| 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% | $6,478.21 | $6,478.21 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,726.24 | $2,726.24 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $856.09 | $856.09 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $750.02 | $750.02 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $672.88 | $672.88 | Paid |
| E17 Travis County ESD #17 | 0.0450% | 0.0245% | 0.0230% | 0.0370% | 0.0305% | -0.0065% | $221.24 | $221.24 | Paid |
| Combined Rate | 1.8426% | 1.6827% | 1.5232% | 1.5777% | 1.6136% | +0.0359% | $11,704.68 | $11,704.68 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,887,585 | $1,887,585 | +0.0% |
| Assessed Value | $870,434 | $725,362 | +20.0% |
| Land Value | $1,887,085 | $1,887,085 | +0.0% |
| Improvement Value | $500 | $500 | +0.0% |
| Taxable Value | $870,434 | $725,362 | +20.0% |
| HS Cap Loss | -$1,017,151 | — | |
| Total Tax 2026 = estimate |
~$14,046
Estimated
|
~$11,705
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,887,585 | $1,887,585 | +0 (+0.0%) |
| Taxable Value | $870,434 | $870,434 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,887,585 | $1,887,085 | $500 | −$1,017,151 | $870,434 | $870,434 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,887,585 | $1,887,085 | $500 | −$1,162,223 | $725,362 | $725,362 | ~$11,705 | Partial |
| 2024 | $503,723 | — | — | — | — | $— | $9,537 | Verified |
| 2023 | $1,386,309 | — | — | — | — | $— | $7,673 | Verified |
| 2022 | $1,390,600 | — | — | — | — | $— | $23,377 | Verified |
| 2021 | $499 | — | — | — | — | $— | $25,623 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 46.1% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 38.4% | Not available | Partial |
| 2024 | +274.7% ! | +20.0% | 32.0% | 0.5100% | Verified |
| 2023 | -63.8% | -63.8% | ~100% | 1.5200% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.6800% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +35.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +55757.6% | +684.2% | +278577.4% | 2022 | -63.7% | 2024 |
| Assessment Ratio | 46.1% | 42.2% | — | 46.1% | 2026 | 38.4% | 2025 |
| Effective Tax Rate (2025) | 0.6200% | 0.6200% | — | 0.6200% | 2025 | 0.6200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$11,705 | $15,583 | ~$13,942 | $25,623 | 2021 | $7,673 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$14,803,282 | ~$797,898 | ~1.5564% | ~$12,418 | +684.2% |
| 2027 | ~$116,093,927 | ~$877,688 | ~1.4992% | ~$13,158 | +6050.4% |
| 2028 | ~$910,460,264 | ~$965,457 | ~1.4419% | ~$13,921 | +48134.1% |
| 2029 | ~$7,140,234,734 | ~$1,062,003 | ~1.3847% | ~$14,705 | +378173.5% |
| 2030 | ~$55,996,899,651 | ~$1,168,203 | ~1.3275% | ~$15,507 | +2966489.6% |
| 2026 | ~$14,765,530 | ~$797,898 | ~1.6136% | ~$12,875 | +682.2% |
| 2027 | ~$115,502,551 | ~$877,688 | ~1.6136% | ~$14,163 | +6019.1% |
| 2028 | ~$903,512,377 | ~$965,457 | ~1.6136% | ~$15,579 | +47766.0% |
| 2029 | ~$7,067,676,065 | ~$1,062,003 | ~1.6136% | ~$17,137 | +374329.6% |
| 2030 | ~$55,286,508,743 | ~$1,168,203 | ~1.6136% | ~$18,851 | +2928854.7% |
| 2026 | ~$14,841,034 | ~$797,898 | ~1.5278% | ~$12,190 | +686.2% |
| 2027 | ~$116,686,814 | ~$877,688 | ~1.4419% | ~$12,656 | +6081.8% |
| 2028 | ~$917,443,679 | ~$965,457 | ~1.3561% | ~$13,092 | +48504.1% |
| 2029 | ~$7,213,350,654 | ~$1,062,003 | ~1.2702% | ~$13,490 | +382047.1% |
| 2030 | ~$56,714,574,265 | ~$1,168,203 | ~1.1844% | ~$13,836 | +3004510.3% |
In 2025, this property's market value of $1,887,585 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 22× 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 | $1,887,585 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $503,723 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | $1,386,309 | $25,000 | $71,500 | $271,439 | ↑ Top 25% | +0.0% |
| 2022 | $1,390,600 | $15,000 | $55,000 | $180,463 | ↑ Top 25% | +100.0% |
| 2021 | $499 | $6,000 | $14,480 | $80,000 | ↓ Bottom 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.