GRAND AVENUE PKWY 78664
| Owner | 428 GRAND AVENUE PARKWAY LLC |
|---|---|
| Parcel ID | 0280331701 |
| Short ID | 953921 |
| Type | Real |
| Use Code | 30 Strip Center (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 8,000 SF |
| Land SF | 71,500 SF |
| Acres | 1.641 |
| Year Built | 2023 |
| Legal | PICADILLY ESTATES REPLAT LOT 3 BLK A BLK A LOT 3C |
| Neighborhood | NE3 |
| Land | $357,500 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $357,500 |
| Improvement | $2,299,460 |
|---|---|
| Total Improvement | $2,299,460 |
| Market | $2,656,960 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,656,960 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,903,252 |
| Net Appraised (assessed) | $753,708 |
| Taxable Value | $753,708 |
|---|
| Total Due | $12,642.49 |
|---|---|
| First Delinquent | — |
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 $16,797. Pflugerville ISD is the largest single contributor, at 49.7% of the total 2025 levy.
Assessment Gap: Assessed value ($753,708) is $1,903,252 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 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 13% of market value ($357,500 land vs $2,299,460 improvements), about $5/SF of land. Most value sits in the improvements, so building condition, age (~3 yrs), and rent roll drive the underwriting.
Submarket Position: At $2,656,960, this parcel sits in the upper-middle (50th–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.
Delinquent Taxes: $12,642.49 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 8,000 SF | ✓ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| Travis County | 0.3444% | 0.3758% | +237 |
| Travis Central Health | 0.1080% | 0.1180% | +76 |
| City of Pflugerville | 0.5428% | 0.5350% | -59 |
| Travis County ESD # 02 | 0.0939% | 0.0928% | -9 |
| Pflugerville ISD | 1.1069% | 1.1069% | +0 |
Market value changed by 76% 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 |
|---|---|---|---|---|---|---|---|---|---|
| IPF Pflugerville ISD | 1.3880% | 1.2646% | 1.1092% | 1.1069% | 1.1069% | +0.0000% | $8,342.79 | $2,882.41 | $5,460.38 |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $4,032.34 | $1,393.15 | $2,639.19 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,832.77 | $978.71 | $1,854.06 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $889.55 | $307.33 | $582.22 |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $699.18 | $241.56 | $457.62 |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $16,796.63 | $5,803.16 | $10,993.47 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,695,495 | $2,656,960 | +1.5% |
| Assessed Value | $2,695,495 | $753,708 | +257.6% |
| Land Value | $357,500 | $357,500 | +0.0% |
| Improvement Value | $2,337,995 | $2,299,460 | +1.7% |
| Taxable Value | $2,695,495 | $753,708 | +257.6% |
| Total Tax 2026 = estimate |
~$60,070
Estimated
|
$16,797 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,695,495 | $2,695,495 | +0 (+0.0%) |
| Taxable Value | $2,695,495 | $2,695,495 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,695,495 | $357,500 | $2,337,995 | — | $2,695,495 | $2,695,495 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,656,960 | $357,500 | $2,299,460 | −$1,903,252 | $753,708 | $753,708 | $16,797 | Verified |
| 2024 | $— | — | — | — | $357,500 | $— | $13,793 | Verified |
| 2023 | $— | — | — | — | $357,500 | $— | $7,608 | Verified |
| 2022 | $— | — | — | — | $357,500 | $— | $8,018 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.5% | +257.6% | ~100% | Not available | Partial |
| 2025 | +323.0% ! | +20.0% | 28.4% | 0.6300% | Verified |
| 2024 | +75.7% ! | +75.7% | ~100% | 2.2000% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 2.1300% | Verified |
| 2022 | base year | — | ~100% | 2.2400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +643.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.5% | +1.5% | — | +1.5% | 2026 | +1.5% | 2026 |
| Assessment Ratio | 100.0% | 64.2% | — | 100.0% | 2026 | 28.4% | 2025 |
| Effective Tax Rate (2025) | 0.6300% | 0.6300% | — | 0.6300% | 2025 | 0.6300% | 2025 |
| Tax Amount | $16,797 | $16,797 | — | $16,797 | 2025 | $16,797 | 2025 |
In 2025, this property's market value of $2,656,960 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +87% 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 | $2,656,960 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | — | $661,016 | $1,438,465 | $3,471,171 | — | +0.0% |
| 2023 | — | $667,828 | $1,414,358 | $3,374,900 | — | +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.