2600 PICADILLY DR TX 78660
| Owner | RIVER CITY PARTNERS LTD |
|---|---|
| Parcel ID | 0282230601 |
| Short ID | 481906 |
| Type | Real |
| Use Code | 83 Service / Repair Garage |
| Valuation | Income |
| Improvement SF | 31,114 SF |
| Land SF | 283,575 SF |
| Acres | 6.510 |
| Year Built | 1999 |
| Legal | LOT 2 BLK B JOHNSON LEIF SUBD |
| Neighborhood | 60FNOR |
| Land | $2,693,963 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,693,963 |
| Improvement | $2,606,037 |
|---|---|
| Total Improvement | $2,606,037 |
| Market | $5,300,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $5,300,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $5,300,000 |
| Taxable Value | $5,300,000 |
|---|
Appreciation: Market value has risen +37.4% from $3,858,364 (2021) to $5,300,000 (2025), a CAGR of 8.3% 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 5 taxing entities is 1.8624% in 2025 (+0.0556% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $98,706. Round Rock ISD is the largest single contributor, at 48.0% 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 51% of market value ($2,693,963 land vs $2,606,037 improvements), about $10/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $5,300,000, 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 +8.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,881,642 by 2030, with an estimated annual tax burden around $122,922. 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 | 38,980 SF | ✗ |
| 1ST | 1st Floor | 31,114 SF | ✓ |
| 491 | SPRINKLER HEADS | 31,114 SF | ✗ |
| SO | Sketch Only | 3,550 SF | ✗ |
| 501 | CANOPY | 1,955 SF | ✗ |
| 541 | FENCE COMM LF | 1,480 SF | ✗ |
| 611 | TERRACE | 1,230 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% | $47,334.30 | $47,334.30 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $19,919.79 | $19,919.79 | Paid |
| CRR City of Round Rock | 0.3970% | 0.3420% | 0.3420% | 0.3600% | 0.3720% | +0.0120% | $19,716.00 | $19,716.00 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $6,255.22 | $6,255.22 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $5,480.20 | $5,480.20 | Paid |
| Combined Rate | 2.1046% | 1.9202% | 1.7649% | 1.8068% | 1.8624% | +0.0556% | $98,705.51 | $98,705.51 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $5,300,000 | $5,300,000 | +0.0% |
| Assessed Value | $5,300,000 | $5,300,000 | +0.0% |
| Land Value | $2,693,963 | $2,693,963 | +0.0% |
| Improvement Value | $2,606,037 | $2,606,037 | +0.0% |
| Taxable Value | $5,300,000 | $5,300,000 | +0.0% |
| Total Tax 2026 = estimate |
~$98,706
Estimated
|
~$98,706
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $5,300,000 | $5,300,000 | +0 (+0.0%) |
| Taxable Value | $5,300,000 | $5,300,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $5,300,000 | $2,693,963 | $2,606,037 | — | $5,300,000 | $5,300,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $5,300,000 | $2,693,963 | $2,606,037 | — | $5,300,000 | $5,300,000 | ~$98,706 | Partial |
| 2024 | $4,879,165 | — | — | −$2,185,202 | $2,693,963 | $— | $95,627 | Verified |
| 2023 | $4,666,253 | — | — | −$1,972,290 | $2,693,963 | $— | $86,115 | Verified |
| 2022 | $3,908,383 | — | — | −$1,214,420 | $2,693,963 | $— | $89,602 | Verified |
| 2021 | $3,858,364 | — | — | −$1,164,401 | $2,693,963 | $— | $82,255 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.1% | +0.1% | ~100% | Not available | Partial |
| 2024 | +8.5% | +8.5% | ~100% | 1.8100% | Verified |
| 2023 | +4.6% | +4.6% | ~100% | 1.7600% | Verified |
| 2022 | +19.4% | +19.4% | ~100% | 1.9200% | Verified |
| 2021 | base year | — | ~100% | 2.1300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +35.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +6.8% | +8.3% | +19.4% | 2023 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 75.3% | — | 100.0% | 2025 | 55.2% | 2024 |
| Effective Tax Rate (2025) | 1.8600% | 1.8600% | — | 1.8600% | 2025 | 1.8600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$98,706 | $90,461 | ~$113,089 | $98,706 | 2025 | $82,255 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,737,782 | ~$5,737,782 | ~1.8018% | ~$103,384 | +8.3% |
| 2027 | ~$6,211,725 | ~$6,211,725 | ~1.7413% | ~$108,162 | +17.2% |
| 2028 | ~$6,724,816 | ~$6,724,816 | ~1.6807% | ~$113,025 | +26.9% |
| 2029 | ~$7,280,288 | ~$7,280,288 | ~1.6202% | ~$117,952 | +37.4% |
| 2030 | ~$7,881,642 | ~$7,881,642 | ~1.5596% | ~$122,922 | +48.7% |
| 2026 | ~$5,631,782 | ~$5,631,782 | ~1.8624% | ~$104,885 | +6.3% |
| 2027 | ~$5,984,334 | ~$5,984,334 | ~1.8624% | ~$111,450 | +12.9% |
| 2028 | ~$6,358,955 | ~$6,358,955 | ~1.8624% | ~$118,427 | +20.0% |
| 2029 | ~$6,757,028 | ~$6,757,028 | ~1.8624% | ~$125,841 | +27.5% |
| 2030 | ~$7,180,020 | ~$7,180,020 | ~1.8624% | ~$133,718 | +35.5% |
| 2026 | ~$5,843,782 | ~$5,830,000 | ~1.7715% | ~$103,281 | +10.3% |
| 2027 | ~$6,443,356 | ~$6,413,000 | ~1.6807% | ~$107,784 | +21.6% |
| 2028 | ~$7,104,447 | ~$7,054,300 | ~1.5899% | ~$112,155 | +34.0% |
| 2029 | ~$7,833,366 | ~$7,759,730 | ~1.4991% | ~$116,322 | +47.8% |
| 2030 | ~$8,637,072 | ~$8,535,703 | ~1.4082% | ~$120,202 | +63.0% |
In 2025, this property's market value of $5,300,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 4× 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 | $5,300,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $4,879,165 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $4,666,253 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $3,908,383 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $3,858,364 | $517,750 | $1,142,600 | $2,780,453 | ↑ Top 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.