16401 BRATTON LN TX 78728
| Owner | 6500 NL LLC |
|---|---|
| Parcel ID | 0280230108 |
| Short ID | 506703 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 11,500 SF |
| Land SF | 128,066 SF |
| Acres | 2.940 |
| Year Built | 1984 |
| Legal | LOT 2B BRATTON LANE BUSINESS PARK II |
| Neighborhood | 61FNOR |
| Land | $768,396 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $768,396 |
| Improvement | $2,816,492 |
|---|---|
| Total Improvement | $2,816,492 |
| Market | $3,584,888 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,584,888 |
| Value Limitation Adjustment (−) (homestead cap) | −$157,471 |
| Net Appraised (assessed) | $3,427,417 |
| Taxable Value | $3,427,417 |
|---|
Appreciation: Market value has risen +53.1% from $2,341,996 (2021) to $3,584,888 (2025), a CAGR of 11.2% over 4 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 +24.1%, so this parcel has outpaced the broader commercial 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 $55,306. Round Rock ISD is the largest single contributor, at 55.3% of the total 2025 levy.
Assessment Gap: Assessed value ($3,427,417) is $157,471 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Commercial. No homestead exemptions apply — full market value is taxable. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 21% of market value ($768,396 land vs $2,816,492 improvements), about $6/SF of land. Most value sits in the improvements, so building condition, age (~42 yrs), and rent roll drive the underwriting.
Submarket Position: At $3,584,888, 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 +11.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,103,619 by 2030, with an estimated annual tax burden around $73,274. 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.
11 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 86,725 SF | ✗ |
| 1ST | 1st Floor | 11,500 SF | ✓ |
| 501 | CANOPY | 6,036 SF | ✗ |
| 881 | COMMCL FINISHOUT | 6,030 SF | ✓ |
| 408 | LOADING RAMP | 4,996 SF | ✓ |
| MEZZ | Mezzanine | 3,270 SF | ✓ |
| 611 | TERRACE | 1,600 SF | ✗ |
| 541 | FENCE COMM LF | 1,000 SF | ✗ |
| 591 | MASONRY TRIM SF | 670 SF | ✗ |
| 407 | LOADING DOCK | 500 SF | ✓ |
| 327 | STORAGE COMM'L | 220 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% | $30,610.26 | $30,610.26 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $12,881.78 | $12,881.78 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,045.14 | $4,045.14 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,543.95 | $3,543.95 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $3,179.44 | $3,179.44 | Paid |
| E17 Travis County ESD #17 | 0.0450% | 0.0245% | 0.0230% | 0.0370% | 0.0305% | -0.0065% | $1,045.36 | $1,045.36 | Paid |
| Combined Rate | 1.8426% | 1.6827% | 1.5232% | 1.5777% | 1.6136% | +0.0359% | $55,305.93 | $55,305.93 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,825,469 | $3,584,888 | +6.7% |
| Assessed Value | $3,825,469 | $3,427,417 | +11.6% |
| Land Value | $768,396 | $768,396 | +0.0% |
| Improvement Value | $3,057,073 | $2,816,492 | +8.5% |
| Taxable Value | $3,825,469 | $3,427,417 | +11.6% |
| Total Tax 2026 = estimate |
~$61,729
Estimated
|
~$55,306
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,203,812 | $3,825,469 | -378,343 (-9.0%) |
| Taxable Value | $4,112,900 | $3,825,469 | -287,431 (-7.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,825,469 | $768,396 | $3,057,073 | — | $3,825,469 | $3,825,469 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,584,888 | $768,396 | $2,816,492 | −$157,471 | $3,427,417 | $3,427,417 | ~$55,306 | Partial |
| 2024 | $3,027,619 | — | — | −$2,259,223 | $768,396 | $— | $45,062 | Verified |
| 2023 | $2,780,782 | — | — | −$2,012,386 | $768,396 | $— | $46,118 | Verified |
| 2022 | $2,438,602 | — | — | −$1,670,206 | $768,396 | $— | $46,793 | Verified |
| 2021 | $2,341,996 | — | — | −$1,829,732 | $512,264 | $— | $44,933 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +17.3% | +20.0% | 97.8% | Not available | Partial |
| 2025 | +25.5% | +20.0% | 95.6% | Not available | Partial |
| 2024 | -5.7% | -5.7% | ~100% | 1.5800% | Verified |
| 2023 | +8.9% | +8.9% | ~100% | 1.5200% | Verified |
| 2022 | +14.0% | +14.0% | ~100% | 1.6800% | Verified |
| 2021 | base year | — | ~100% | 1.9200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +47.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +6.7% | +10.4% | +9.8% | +18.4% | 2025 | +4.1% | 2022 |
| Assessment Ratio | 100.0% | 50.3% | — | 100.0% | 2026 | 21.9% | 2021 |
| Effective Tax Rate (2025) | 1.5400% | 1.5400% | — | 1.5400% | 2025 | 1.5400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$55,306 | $47,642 | ~$65,878 | $55,306 | 2025 | $44,933 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,987,475 | ~$3,770,159 | ~1.5564% | ~$58,679 | +11.2% |
| 2027 | ~$4,435,273 | ~$4,147,175 | ~1.4992% | ~$62,173 | +23.7% |
| 2028 | ~$4,933,358 | ~$4,561,892 | ~1.4419% | ~$65,779 | +37.6% |
| 2029 | ~$5,487,380 | ~$5,018,081 | ~1.3847% | ~$69,485 | +53.1% |
| 2030 | ~$6,103,619 | ~$5,519,889 | ~1.3275% | ~$73,274 | +70.3% |
| 2026 | ~$3,915,777 | ~$3,770,159 | ~1.6136% | ~$60,837 | +9.2% |
| 2027 | ~$4,277,208 | ~$4,147,175 | ~1.6136% | ~$66,920 | +19.3% |
| 2028 | ~$4,671,998 | ~$4,561,892 | ~1.6136% | ~$73,612 | +30.3% |
| 2029 | ~$5,103,229 | ~$5,018,081 | ~1.6136% | ~$80,973 | +42.4% |
| 2030 | ~$5,574,263 | ~$5,519,889 | ~1.6136% | ~$89,071 | +55.5% |
| 2026 | ~$4,059,173 | ~$3,770,159 | ~1.5278% | ~$57,600 | +13.2% |
| 2027 | ~$4,596,206 | ~$4,147,175 | ~1.4419% | ~$59,799 | +28.2% |
| 2028 | ~$5,204,288 | ~$4,561,892 | ~1.3561% | ~$61,862 | +45.2% |
| 2029 | ~$5,892,821 | ~$5,018,081 | ~1.2702% | ~$63,740 | +64.4% |
| 2030 | ~$6,672,448 | ~$5,519,889 | ~1.1844% | ~$65,375 | +86.1% |
In 2025, this property's market value of $3,584,888 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +153% above 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 | $3,584,888 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $3,027,619 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,780,782 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,438,602 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,341,996 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above median | 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.