18849 COLORADO SAND DR 78660
| Owner | KEYSTONE 1916-9 LLC |
|---|---|
| Parcel ID | 0282491403 |
| Short ID | 973869 |
| Type | Real |
| Use Code | 46 Discount Store (>25,000 SF) |
| Valuation | Income |
| Improvement SF | 55,000 SF |
| Land SF | 274,428 SF |
| Acres | 6.300 |
| Year Built | 2023 |
| Legal | 6.30AC OF LOT 1 BLK A CORNERSTONE AT KELLY LANE PHS 3 |
| Neighborhood | PFL/FNE |
| Land | $1,372,140 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,372,140 |
| Improvement | $6,845,537 |
|---|---|
| Total Improvement | $6,845,537 |
| Market | $8,217,677 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $8,217,677 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $8,217,677 |
| Taxable Value | $8,217,677 |
|---|
Appreciation: Market value has risen +3.4% from $7,950,000 (2024) to $8,217,677 (2025), a CAGR of 3.4% over 1 year. 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 fell -1.5%, so this parcel has outpaced 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 $183,134. 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 17% of market value ($1,372,140 land vs $6,845,537 improvements), about $5/SF of land. Most value sits in the improvements, so building condition, age (~3 yrs), and rent roll drive the underwriting.
Submarket Position: At $8,217,677, 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 +3.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $9,697,477 by 2030, with an estimated annual tax burden around $191,268. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 55,000 SF | ✓ |
| 491 | SPRINKLER HEADS | 55,000 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% | $90,961.47 | $90,961.47 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $43,964.57 | $43,964.57 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $30,885.73 | $30,885.73 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $9,698.75 | $9,698.75 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $7,623.13 | $7,623.13 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $183,133.65 | $183,133.65 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $8,981,403 | $8,217,677 | +9.3% |
| Assessed Value | $8,981,403 | $8,217,677 | +9.3% |
| Land Value | $1,372,140 | $1,372,140 | +0.0% |
| Improvement Value | $7,609,263 | $6,845,537 | +11.2% |
| Taxable Value | $8,981,403 | $8,217,677 | +9.3% |
| Total Tax 2026 = estimate |
~$200,154
Estimated
|
~$183,134
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $9,230,742 | $8,981,403 | -249,339 (-2.7%) |
| Taxable Value | $9,230,742 | $8,981,403 | -249,339 (-2.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $8,981,403 | $1,372,140 | $7,609,263 | — | $8,981,403 | $8,981,403 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $8,217,677 | $1,372,140 | $6,845,537 | — | $8,217,677 | $8,217,677 | ~$183,134 | Partial |
| 2024 | $7,950,000 | — | — | −$6,577,860 | $1,372,140 | $— | $178,067 | Verified |
| 2023 | $— | — | — | — | $1,372,140 | $— | $169,865 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +12.3% | +12.3% | ~100% | Not available | Partial |
| 2025 | -1.0% | -1.0% | ~100% | Not available | Partial |
| 2024 | -6.1% | -6.1% | ~100% | 2.1400% | Verified |
| 2023 | base year | — | ~100% | 1.9200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -7.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +9.3% | +6.4% | +1.6% | +9.3% | 2026 | +3.4% | 2025 |
| Assessment Ratio | 100.0% | 72.4% | — | 100.0% | 2025 | 17.3% | 2024 |
| 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 |
$183,134 | $180,600 | ~$188,210 | $183,134 | 2025 | $178,067 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$8,494,367 | ~$8,494,367 | ~2.1773% | ~$184,948 | +3.4% |
| 2027 | ~$8,780,373 | ~$8,780,373 | ~2.1261% | ~$186,676 | +6.8% |
| 2028 | ~$9,076,008 | ~$9,076,008 | ~2.0748% | ~$188,311 | +10.4% |
| 2029 | ~$9,381,598 | ~$9,381,598 | ~2.0236% | ~$189,845 | +14.2% |
| 2030 | ~$9,697,477 | ~$9,697,477 | ~1.9724% | ~$191,268 | +18.0% |
| 2026 | ~$8,330,013 | ~$8,330,013 | ~2.2285% | ~$185,637 | +1.4% |
| 2027 | ~$8,443,885 | ~$8,443,885 | ~2.2285% | ~$188,175 | +2.8% |
| 2028 | ~$8,559,313 | ~$8,559,313 | ~2.2285% | ~$190,747 | +4.2% |
| 2029 | ~$8,676,320 | ~$8,676,320 | ~2.2285% | ~$193,355 | +5.6% |
| 2030 | ~$8,794,926 | ~$8,794,926 | ~2.2285% | ~$195,998 | +7.0% |
| 2026 | ~$8,658,720 | ~$8,658,720 | ~2.1517% | ~$186,308 | +5.4% |
| 2027 | ~$9,123,434 | ~$9,123,434 | ~2.0748% | ~$189,295 | +11.0% |
| 2028 | ~$9,613,090 | ~$9,613,090 | ~1.9980% | ~$192,067 | +17.0% |
| 2029 | ~$10,129,025 | ~$10,129,025 | ~1.9211% | ~$194,590 | +23.3% |
| 2030 | ~$10,672,650 | ~$10,672,650 | ~1.8443% | ~$196,831 | +29.9% |
In 2025, this property's market value of $8,217,677 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 6× 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 | $8,217,677 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $7,950,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | — | $667,828 | $1,414,358 | $3,374,900 | — | +9.7% |
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.