16513 BRATTON LN TX 78728
| Owner | K G & R ASSETS LTD |
|---|---|
| Parcel ID | 0282230503 |
| Short ID | 481900 |
| Type | Real |
| Use Code | 31 Night Club / Bar |
| Valuation | Income |
| Improvement SF | 15,000 SF |
| Land SF | 118,967 SF |
| Acres | 2.731 |
| Year Built | 1984 |
| Legal | LOT 1 BRATTON LANE COMMERCIAL PARK |
| Neighborhood | 31NOR |
| Land | $713,802 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $713,802 |
| Improvement | $1,074,498 |
|---|---|
| Total Improvement | $1,074,498 |
| Market | $1,788,300 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,788,300 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,788,300 |
| Taxable Value | $1,788,300 |
|---|
Appreciation: Market value has fallen -2.8% from $1,840,000 (2021) to $1,788,300 (2025), a CAGR of -0.7% over 4 years. Growth has been relatively flat for this asset class. 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 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 6 taxing entities is 1.6136% in 2025 (+0.0359% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $28,857. Round Rock ISD is the largest single contributor, at 55.3% 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 40% of market value ($713,802 land vs $1,074,498 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 $1,788,300, 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.
Forward Outlook: Holding the -0.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,725,713 by 2030, with an estimated annual tax burden around $22,908. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 54,250 SF | ✗ |
| 1ST | 1st Floor | 15,000 SF | ✓ |
| 501 | CANOPY | 1,720 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% | $15,971.31 | $15,971.31 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,721.24 | $6,721.24 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,110.61 | $2,110.61 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,849.10 | $1,849.10 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $1,658.92 | $1,658.92 | Paid |
| E17 Travis County ESD #17 | 0.0450% | 0.0245% | 0.0230% | 0.0370% | 0.0305% | -0.0065% | $545.43 | $545.43 | Paid |
| Combined Rate | 1.8426% | 1.6827% | 1.5232% | 1.5777% | 1.6136% | +0.0359% | $28,856.61 | $28,856.61 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,788,300 | $1,788,300 | +0.0% |
| Assessed Value | $1,788,300 | $1,788,300 | +0.0% |
| Land Value | $713,802 | $713,802 | +0.0% |
| Improvement Value | $1,074,498 | $1,074,498 | +0.0% |
| Taxable Value | $1,788,300 | $1,788,300 | +0.0% |
| Total Tax 2026 = estimate |
~$28,857
Estimated
|
~$28,857
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,967,929 | $1,788,300 | -179,629 (-9.1%) |
| Taxable Value | $1,967,929 | $1,788,300 | -179,629 (-9.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,788,300 | $713,802 | $1,074,498 | — | $1,788,300 | $1,788,300 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,788,300 | $713,802 | $1,074,498 | — | $1,788,300 | $1,788,300 | ~$28,857 | Partial |
| 2024 | $1,800,000 | — | — | −$1,086,198 | $713,802 | $— | $31,554 | Verified |
| 2023 | $1,631,214 | — | — | −$917,412 | $713,802 | $— | $27,418 | Verified |
| 2022 | $1,640,041 | — | — | −$926,239 | $713,802 | $— | $27,449 | Verified |
| 2021 | $1,840,000 | — | — | −$1,364,132 | $475,868 | $— | $30,219 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +10.0% | +10.0% | ~100% | Not available | Partial |
| 2025 | -10.6% | -10.6% | ~100% | Not available | Partial |
| 2024 | +11.1% | +11.1% | ~100% | 1.5800% | Verified |
| 2023 | +10.3% | +10.3% | ~100% | 1.5200% | Verified |
| 2022 | -0.5% | -0.5% | ~100% | 1.6800% | Verified |
| 2021 | base year | — | ~100% | 1.6400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +9.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -0.4% | -0.7% | +10.3% | 2024 | -10.9% | 2022 |
| Assessment Ratio | 100.0% | 58.8% | — | 100.0% | 2025 | 25.9% | 2021 |
| Effective Tax Rate (2025) | 1.6100% | 1.6100% | — | 1.6100% | 2025 | 1.6100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$28,857 | $29,099 | ~$25,256 | $31,554 | 2024 | $27,418 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,775,604 | ~$1,775,604 | ~1.5564% | ~$27,635 | -0.7% |
| 2027 | ~$1,762,997 | ~$1,762,997 | ~1.4992% | ~$26,430 | -1.4% |
| 2028 | ~$1,750,481 | ~$1,750,481 | ~1.4419% | ~$25,241 | -2.1% |
| 2029 | ~$1,738,053 | ~$1,738,053 | ~1.3847% | ~$24,067 | -2.8% |
| 2030 | ~$1,725,713 | ~$1,725,713 | ~1.3275% | ~$22,908 | -3.5% |
| 2026 | ~$1,739,838 | ~$1,739,838 | ~1.6136% | ~$28,075 | -2.7% |
| 2027 | ~$1,692,689 | ~$1,692,689 | ~1.6136% | ~$27,314 | -5.3% |
| 2028 | ~$1,646,817 | ~$1,646,817 | ~1.6136% | ~$26,574 | -7.9% |
| 2029 | ~$1,602,189 | ~$1,602,189 | ~1.6136% | ~$25,853 | -10.4% |
| 2030 | ~$1,558,770 | ~$1,558,770 | ~1.6136% | ~$25,153 | -12.8% |
| 2026 | ~$1,811,370 | ~$1,811,370 | ~1.5278% | ~$27,674 | +1.3% |
| 2027 | ~$1,834,737 | ~$1,834,737 | ~1.4419% | ~$26,456 | +2.6% |
| 2028 | ~$1,858,405 | ~$1,858,405 | ~1.3561% | ~$25,201 | +3.9% |
| 2029 | ~$1,882,379 | ~$1,882,379 | ~1.2702% | ~$23,910 | +5.3% |
| 2030 | ~$1,906,663 | ~$1,906,663 | ~1.1844% | ~$22,582 | +6.6% |
In 2025, this property's market value of $1,788,300 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +26% 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 | $1,788,300 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,800,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,631,214 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,640,041 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,840,000 | $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.