18601 LIMESTONE COMMERCIAL DR 78660
| Owner | A-S 93 SH 130-SH 45 LP |
|---|---|
| Parcel ID | 0280480503 |
| Short ID | 958904 |
| Type | Real |
| Use Code | 33 Fast Food Restaurant |
| Valuation | Income |
| Improvement SF | 1,524 SF |
| Land SF | 50,109 SF |
| Acres | 1.150 |
| Year Built | 2015 |
| Legal | STONE HILL TOWN CENTER REPLAT NO 1 LT 5, 6, 7 BLK 4 LOT 6-D |
| Neighborhood | PFL/FNE |
| Land | $1,002,180 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,002,180 |
| Improvement | $146,737 |
|---|---|
| Total Improvement | $146,737 |
| Market | $1,148,917 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,148,917 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,148,917 |
| Taxable Value | $1,148,917 |
|---|
Appreciation: Market value has fallen -9.6% from $1,271,301 (2023) to $1,148,917 (2025), a CAGR of -4.9% over 2 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2023→2024), 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 +0.2%, 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 $25,604. 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 87% of market value ($1,002,180 land vs $146,737 improvements), about $20/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 $1,148,917, this parcel sits in the lower-middle (25th–50th 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 -4.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $892,050 by 2030, with an estimated annual tax burden around $17,594. 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 | 17,500 SF | ✗ |
| 1ST | 1st Floor | 1,524 SF | ✓ |
| 501 | CANOPY | 1,415 SF | ✗ |
| 611 | TERRACE | 1,051 SF | ✗ |
| 437 | FENCE MASON LF | 385 SF | ✗ |
| 273 | COLDSTG VAULT SM | 110 SF | ✓ |
| 482 | LIGHT POLES | 8 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% | $12,717.36 | $12,717.36 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $6,146.71 | $6,146.71 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,318.15 | $4,318.15 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,355.99 | $1,355.99 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $1,065.79 | $1,065.79 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $25,604.00 | $25,604.00 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,154,477 | $1,148,917 | +0.5% |
| Assessed Value | $1,154,477 | $1,148,917 | +0.5% |
| Land Value | $1,002,180 | $1,002,180 | +0.0% |
| Improvement Value | $152,297 | $146,737 | +3.8% |
| Taxable Value | $1,154,477 | $1,148,917 | +0.5% |
| Total Tax 2026 = estimate |
~$25,728
Estimated
|
~$25,604
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,154,477 | $1,154,477 | +0 (+0.0%) |
| Taxable Value | $1,154,477 | $1,154,477 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,154,477 | $1,002,180 | $152,297 | — | $1,154,477 | $1,154,477 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,148,917 | $1,002,180 | $146,737 | — | $1,148,917 | $1,148,917 | ~$25,604 | Partial |
| 2024 | $1,150,182 | — | — | −$148,002 | $1,002,180 | $— | $25,211 | Verified |
| 2023 | $1,271,301 | — | — | −$269,121 | $1,002,180 | $— | $24,476 | Verified |
| 2022 | $— | — | — | — | $1,002,180 | $— | $28,513 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.5% | +0.5% | ~100% | Not available | Partial |
| 2025 | +0.1% | +0.1% | ~100% | Not available | Partial |
| 2024 | -0.2% | -0.2% | ~100% | 2.2000% | Verified |
| 2023 | -9.5% | -9.5% | ~100% | 2.1300% | Verified |
| 2022 | base year | — | ~100% | 2.2400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -9.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.5% | -3.0% | -5.0% | +0.5% | 2026 | -9.5% | 2024 |
| Assessment Ratio | 100.0% | 91.5% | — | 100.0% | 2025 | 78.8% | 2023 |
| Effective Tax Rate (2025) | 2.2300% | 2.2300% | — | 2.2300% | 2025 | 2.2300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$25,604 | $25,097 | ~$20,584 | $25,604 | 2025 | $24,476 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,092,217 | ~$1,092,217 | ~2.1773% | ~$23,781 | -4.9% |
| 2027 | ~$1,038,315 | ~$1,038,315 | ~2.1261% | ~$22,075 | -9.6% |
| 2028 | ~$987,073 | ~$987,073 | ~2.0748% | ~$20,480 | -14.1% |
| 2029 | ~$938,359 | ~$938,359 | ~2.0236% | ~$18,989 | -18.3% |
| 2030 | ~$892,050 | ~$892,050 | ~1.9724% | ~$17,594 | -22.4% |
| 2026 | ~$1,091,471 | ~$1,091,471 | ~2.2285% | ~$24,324 | -5.0% |
| 2027 | ~$1,036,898 | ~$1,036,898 | ~2.2285% | ~$23,108 | -9.7% |
| 2028 | ~$985,053 | ~$985,053 | ~2.2285% | ~$21,952 | -14.3% |
| 2029 | ~$935,800 | ~$935,800 | ~2.2285% | ~$20,855 | -18.5% |
| 2030 | ~$889,010 | ~$889,010 | ~2.2285% | ~$19,812 | -22.6% |
| 2026 | ~$1,115,195 | ~$1,115,195 | ~2.1517% | ~$23,995 | -2.9% |
| 2027 | ~$1,082,463 | ~$1,082,463 | ~2.0748% | ~$22,459 | -5.8% |
| 2028 | ~$1,050,691 | ~$1,050,691 | ~1.9980% | ~$20,992 | -8.5% |
| 2029 | ~$1,019,852 | ~$1,019,852 | ~1.9211% | ~$19,593 | -11.2% |
| 2030 | ~$989,918 | ~$989,918 | ~1.8443% | ~$18,257 | -13.8% |
In 2025, this property's market value of $1,148,917 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -19% below 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 | $1,148,917 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,150,182 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,271,301 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +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.