16916 JOE BARBEE DR TX 78660
| Owner | PICADILLY BUSINESS PARK LLC |
|---|---|
| Parcel ID | 0282260208 |
| Short ID | 763491 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 11,979 SF |
| Land SF | 40,902 SF |
| Acres | 0.939 |
| Year Built | 2015 |
| Legal | LOT 8 BLK B PICADILLY BUSINESS PARK CORRECTED |
| Neighborhood | 61FNOR |
| Land | $327,216 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $327,216 |
| Improvement | $1,600,000 |
|---|---|
| Total Improvement | $1,600,000 |
| Market | $1,927,216 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,927,216 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,927,216 |
| Taxable Value | $1,927,216 |
|---|
Appreciation: Market value has risen +172.8% from $706,487 (2021) to $1,927,216 (2025), a CAGR of 28.5% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), 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 outpaced 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 $40,821. Round Rock ISD is the largest single contributor, at 42.2% of the total 2025 levy.
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 17% of market value ($327,216 land vs $1,600,000 improvements), about $8/SF of land. Most value sits in the improvements, so building condition, age (~11 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,927,216, 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 +28.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,756,366 by 2030, with an estimated annual tax burden around $59,312. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 17,500 SF | ✗ |
| 1ST | 1st Floor | 11,979 SF | ✓ |
| 881 | COMMCL FINISHOUT | 3,179 SF | ✓ |
| 501 | CANOPY | 433 SF | ✗ |
| 611 | TERRACE | 433 SF | ✗ |
Market value changed by 141% in 2025, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $17,211.97 | $17,211.97 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $10,310.61 | $10,310.61 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,243.34 | $7,243.34 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,274.56 | $2,274.56 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,992.74 | $1,992.74 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $1,787.78 | $1,787.78 | Paid |
| Combined Rate | 2.2839% | 2.1395% | 2.0364% | 2.0835% | 2.1181% | +0.0346% | $40,821.00 | $40,821.00 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,123,916 | $1,927,216 | +10.2% |
| Assessed Value | $2,123,916 | $1,927,216 | +10.2% |
| Land Value | $327,216 | $327,216 | +0.0% |
| Improvement Value | $1,796,700 | $1,600,000 | +12.3% |
| Taxable Value | $2,123,916 | $1,927,216 | +10.2% |
| Total Tax 2026 = estimate |
~$44,987
Estimated
|
~$40,821
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,547,822 | $2,123,916 | -423,906 (-16.6%) |
| Taxable Value | $2,312,659 | $2,123,916 | -188,743 (-8.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,123,916 | $327,216 | $1,796,700 | — | $2,123,916 | $2,123,916 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,927,216 | $327,216 | $1,600,000 | — | $1,927,216 | $1,927,216 | ~$40,821 | Partial |
| 2024 | $903,704 | — | — | −$794,630 | $109,074 | $— | $16,668 | Verified |
| 2023 | $740,445 | — | — | −$631,371 | $109,074 | $— | $18,403 | Verified |
| 2022 | $712,758 | — | — | −$603,684 | $109,074 | $— | $15,842 | Verified |
| 2021 | $706,487 | — | — | −$597,413 | $109,074 | $— | $16,279 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +32.2% | +20.0% | 90.8% | Not available | Partial |
| 2025 | +140.9% ! | +140.9% | ~100% | Not available | Partial |
| 2024 | -11.5% | -11.5% | ~100% | 2.0800% | Verified |
| 2023 | +19.4% | +19.4% | ~100% | 2.0400% | Verified |
| 2022 | +3.8% | +3.8% | ~100% | 2.0900% | Verified |
| 2021 | base year | — | ~100% | 2.3000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +164.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +10.2% | +30.1% | +26.1% | +113.3% | 2025 | +0.9% | 2022 |
| Assessment Ratio | 100.0% | 42.9% | — | 100.0% | 2025 | 12.1% | 2024 |
| Effective Tax Rate (2025) | 2.1200% | 2.1200% | — | 2.1200% | 2025 | 2.1200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$40,821 | $21,603 | ~$51,406 | $40,821 | 2025 | $15,842 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,476,777 | ~$2,119,938 | ~2.0767% | ~$44,025 | +28.5% |
| 2027 | ~$3,183,050 | ~$2,331,931 | ~2.0353% | ~$47,461 | +65.2% |
| 2028 | ~$4,090,723 | ~$2,565,124 | ~1.9938% | ~$51,144 | +112.3% |
| 2029 | ~$5,257,226 | ~$2,821,637 | ~1.9524% | ~$55,089 | +172.8% |
| 2030 | ~$6,756,366 | ~$3,103,801 | ~1.9109% | ~$59,312 | +250.6% |
| 2026 | ~$2,438,233 | ~$2,119,938 | ~2.1181% | ~$44,903 | +26.5% |
| 2027 | ~$3,084,750 | ~$2,331,931 | ~2.1181% | ~$49,393 | +60.1% |
| 2028 | ~$3,902,697 | ~$2,565,124 | ~2.1181% | ~$54,333 | +102.5% |
| 2029 | ~$4,937,528 | ~$2,821,637 | ~2.1181% | ~$59,766 | +156.2% |
| 2030 | ~$6,246,754 | ~$3,103,801 | ~2.1181% | ~$65,743 | +224.1% |
| 2026 | ~$2,515,322 | ~$2,119,938 | ~2.0560% | ~$43,585 | +30.5% |
| 2027 | ~$3,282,892 | ~$2,331,931 | ~1.9938% | ~$46,495 | +70.3% |
| 2028 | ~$4,284,693 | ~$2,565,124 | ~1.9317% | ~$49,550 | +122.3% |
| 2029 | ~$5,592,202 | ~$2,821,637 | ~1.8695% | ~$52,751 | +190.2% |
| 2030 | ~$7,298,708 | ~$3,103,801 | ~1.8074% | ~$56,097 | +278.7% |
In 2025, this property's market value of $1,927,216 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +36% 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 | $1,927,216 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $903,704 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $740,445 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $712,758 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $706,487 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below 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.