16809 JOE BARBEE DR TX 78660
| Owner | LIPIEN LAND COMPANY LLC |
|---|---|
| Parcel ID | 0282260123 |
| Short ID | 763466 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 10,652 SF |
| Land SF | 28,053 SF |
| Acres | 0.644 |
| Year Built | 2016 |
| Legal | LOT 15-16 BLK A PICADILLY BUSINESS PARK CORRECTED |
| Neighborhood | 61NEA |
| Land | $224,421 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $224,421 |
| Improvement | $2,201,576 |
|---|---|
| Total Improvement | $2,201,576 |
| Market | $2,425,997 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,425,997 |
| Value Limitation Adjustment (−) (homestead cap) | −$324,444 |
| Net Appraised (assessed) | $2,101,553 |
| Taxable Value | $2,101,553 |
|---|
Appreciation: Market value has risen +7.2% from $2,263,600 (2021) to $2,425,997 (2025), a CAGR of 1.7% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2025→2026), 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 2.1181% in 2025 (+0.0346% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $44,514. Round Rock ISD is the largest single contributor, at 42.2% of the total 2025 levy.
Assessment Gap: Assessed value ($2,101,553) is $324,444 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 9% of market value ($224,421 land vs $2,201,576 improvements), about $8/SF of land. Most value sits in the improvements, so building condition, age (~10 yrs), and rent roll drive the underwriting.
Submarket Position: At $2,425,997, 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 +1.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,645,474 by 2030, with an estimated annual tax burden around $50,554. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 28,750 SF | ✗ |
| 1ST | 1st Floor | 10,652 SF | ✓ |
| 881 | COMMCL FINISHOUT | 7,016 SF | ✓ |
| 591 | MASONRY TRIM SF | 6,000 SF | ✗ |
| MEZZ | Mezzanine | 3,508 SF | ✓ |
| 501 | CANOPY | 124 SF | ✗ |
| 611 | TERRACE | 124 SF | ✗ |
| 482 | LIGHT POLES | 3 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% | $18,768.97 | $18,768.97 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $11,243.31 | $11,243.31 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,898.58 | $7,898.58 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,480.32 | $2,480.32 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,173.01 | $2,173.01 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $1,949.51 | $1,949.51 | Paid |
| Combined Rate | 2.2839% | 2.1395% | 2.0364% | 2.0835% | 2.1181% | +0.0346% | $44,513.70 | $44,513.70 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,807,101 | $2,425,997 | +56.9% |
| Assessed Value | $2,521,864 | $2,101,553 | +20.0% |
| Land Value | $224,421 | $224,421 | +0.0% |
| Improvement Value | $3,582,680 | $2,201,576 | +62.7% |
| Taxable Value | $2,521,864 | $2,101,553 | +20.0% |
| HS Cap Loss | -$1,285,237 | — | |
| Total Tax 2026 = estimate |
~$53,416
Estimated
|
~$44,514
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,183,627 | $3,807,101 | -376,526 (-9.0%) |
| Taxable Value | $2,521,864 | $2,521,864 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,807,101 | $224,421 | $3,582,680 | −$1,285,237 | $2,521,864 | $2,521,864 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,425,997 | $224,421 | $2,201,576 | −$324,444 | $2,101,553 | $2,101,553 | ~$44,514 | Partial |
| 2024 | $2,449,327 | — | — | −$2,224,906 | $224,421 | $— | $36,488 | Verified |
| 2023 | $2,242,833 | — | — | −$2,018,412 | $224,421 | $— | $49,879 | Verified |
| 2022 | $2,262,651 | — | — | −$2,038,230 | $224,421 | $— | $47,986 | Verified |
| 2021 | $2,263,600 | — | — | −$2,039,179 | $224,421 | $— | $51,676 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +72.4% | +20.0% | 60.3% | Not available | Partial |
| 2025 | +38.5% | +20.0% | 86.6% | Not available | Partial |
| 2024 | -28.5% | -28.5% | ~100% | 2.0800% | Verified |
| 2023 | +9.2% | +9.2% | ~100% | 2.0400% | Verified |
| 2022 | -0.9% | -0.9% | ~100% | 2.1400% | Verified |
| 2021 | base year | — | ~100% | 2.2800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +7.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +56.9% | +12.8% | -5.6% | +56.9% | 2026 | -1.0% | 2025 |
| Assessment Ratio | 66.2% | 32.0% | — | 86.6% | 2025 | 9.2% | 2024 |
| Effective Tax Rate (2025) | 1.8300% | 1.8300% | — | 1.8300% | 2025 | 1.8300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$44,514 | $46,109 | ~$50,278 | $51,676 | 2021 | $36,488 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,468,385 | ~$2,311,708 | ~2.0767% | ~$48,007 | +1.7% |
| 2027 | ~$2,511,514 | ~$2,511,514 | ~2.0353% | ~$51,116 | +3.5% |
| 2028 | ~$2,555,396 | ~$2,555,396 | ~1.9938% | ~$50,950 | +5.3% |
| 2029 | ~$2,600,045 | ~$2,600,045 | ~1.9524% | ~$50,763 | +7.2% |
| 2030 | ~$2,645,474 | ~$2,645,474 | ~1.9109% | ~$50,554 | +9.0% |
| 2026 | ~$2,419,865 | ~$2,311,708 | ~2.1181% | ~$48,965 | -0.3% |
| 2027 | ~$2,413,749 | ~$2,413,749 | ~2.1181% | ~$51,126 | -0.5% |
| 2028 | ~$2,407,648 | ~$2,407,648 | ~2.1181% | ~$50,997 | -0.8% |
| 2029 | ~$2,401,562 | ~$2,401,562 | ~2.1181% | ~$50,868 | -1.0% |
| 2030 | ~$2,395,492 | ~$2,395,492 | ~2.1181% | ~$50,740 | -1.3% |
| 2026 | ~$2,516,905 | ~$2,311,708 | ~2.0560% | ~$47,528 | +3.7% |
| 2027 | ~$2,611,219 | ~$2,542,879 | ~1.9938% | ~$50,701 | +7.6% |
| 2028 | ~$2,709,068 | ~$2,709,068 | ~1.9317% | ~$52,330 | +11.7% |
| 2029 | ~$2,810,583 | ~$2,810,583 | ~1.8695% | ~$52,544 | +15.9% |
| 2030 | ~$2,915,903 | ~$2,915,903 | ~1.8074% | ~$52,701 | +20.2% |
In 2025, this property's market value of $2,425,997 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +71% 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 | $2,425,997 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,449,327 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,242,833 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,262,651 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,263,600 | $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.