LIMESTONE COMMERCIAL DR 78660
| Owner | A-S 93 SH 130-SH 45 LP |
|---|---|
| Parcel ID | 0284480202 |
| Short ID | 958900 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 8,301 SF |
| Land SF | 79,686 SF |
| Acres | 1.829 |
| Year Built | 2022 |
| Legal | STONE HILL TOWN CENTER LOT 1 REPLAT NO 1 BLK 2 LOT 1-A |
| Neighborhood | PFL/FNE |
| Land | $1,593,720 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,593,720 |
| Improvement | $2,527,173 |
|---|---|
| Total Improvement | $2,527,173 |
| Market | $4,120,893 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,120,893 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $4,120,893 |
| Taxable Value | $4,120,893 |
|---|
Appreciation: Market value has risen +38.6% from $2,972,427 (2023) to $4,120,893 (2025), a CAGR of 17.7% over 2 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), 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 +0.2%, 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 $91,835. 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 39% of market value ($1,593,720 land vs $2,527,173 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Submarket Position: At $4,120,893, 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 +17.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $9,325,920 by 2030, with an estimated annual tax burden around $130,900. 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 | 36,000 SF | ✗ |
| 1ST | 1st Floor | 8,301 SF | ✓ |
| 611 | TERRACE | 1,008 SF | ✗ |
| 501 | CANOPY | 1,008 SF | ✗ |
| 273 | COLDSTG VAULT SM | 336 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% | $45,614.16 | $45,614.16 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $22,046.78 | $22,046.78 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $15,488.17 | $15,488.17 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,863.60 | $4,863.60 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $3,822.75 | $3,822.75 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $91,835.46 | $91,835.46 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,027,036 | $4,120,893 | -2.3% |
| Assessed Value | $4,027,036 | $4,120,893 | -2.3% |
| Land Value | $1,593,720 | $1,593,720 | +0.0% |
| Improvement Value | $2,433,316 | $2,527,173 | -3.7% |
| Taxable Value | $4,027,036 | $4,120,893 | -2.3% |
| Total Tax 2026 = estimate |
~$89,744
Estimated
|
~$91,835
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,027,036 | $4,027,036 | +0 (+0.0%) |
| Taxable Value | $4,027,036 | $4,027,036 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,027,036 | $1,593,720 | $2,433,316 | — | $4,027,036 | $4,027,036 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,120,893 | $1,593,720 | $2,527,173 | — | $4,120,893 | $4,120,893 | ~$91,835 | Partial |
| 2024 | $3,751,000 | — | — | −$2,157,280 | $1,593,720 | $— | $84,547 | Verified |
| 2023 | $2,972,427 | — | — | −$1,378,707 | $1,593,720 | $— | $79,823 | Verified |
| 2022 | $— | — | — | — | $1,593,720 | $— | $66,666 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -2.3% | -2.3% | ~100% | Not available | Partial |
| 2025 | +7.0% | +7.0% | ~100% | Not available | Partial |
| 2024 | +2.6% | +2.6% | ~100% | 2.2000% | Verified |
| 2023 | +26.2% | +26.2% | ~100% | 2.1300% | Verified |
| 2022 | base year | — | ~100% | 2.2400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +38.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -2.3% | +11.3% | +18.3% | +26.2% | 2024 | -2.3% | 2026 |
| Assessment Ratio | 100.0% | 74.0% | — | 100.0% | 2025 | 42.5% | 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 |
$91,835 | $85,402 | ~$114,300 | $91,835 | 2025 | $79,823 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,852,119 | ~$4,532,982 | ~2.1773% | ~$98,696 | +17.7% |
| 2027 | ~$5,713,095 | ~$4,986,281 | ~2.1261% | ~$106,011 | +38.6% |
| 2028 | ~$6,726,847 | ~$5,484,909 | ~2.0748% | ~$113,802 | +63.2% |
| 2029 | ~$7,920,482 | ~$6,033,399 | ~2.0236% | ~$122,091 | +92.2% |
| 2030 | ~$9,325,920 | ~$6,636,739 | ~1.9724% | ~$130,900 | +126.3% |
| 2026 | ~$4,769,701 | ~$4,532,982 | ~2.2285% | ~$101,019 | +15.7% |
| 2027 | ~$5,520,659 | ~$4,986,281 | ~2.2285% | ~$111,121 | +34.0% |
| 2028 | ~$6,389,851 | ~$5,484,909 | ~2.2285% | ~$122,233 | +55.1% |
| 2029 | ~$7,395,891 | ~$6,033,399 | ~2.2285% | ~$134,456 | +79.5% |
| 2030 | ~$8,560,326 | ~$6,636,739 | ~2.2285% | ~$147,902 | +107.7% |
| 2026 | ~$4,934,536 | ~$4,532,982 | ~2.1517% | ~$97,535 | +19.7% |
| 2027 | ~$5,908,829 | ~$4,986,281 | ~2.0748% | ~$103,457 | +43.4% |
| 2028 | ~$7,075,488 | ~$5,484,909 | ~1.9980% | ~$109,587 | +71.7% |
| 2029 | ~$8,472,497 | ~$6,033,399 | ~1.9211% | ~$115,908 | +105.6% |
| 2030 | ~$10,145,337 | ~$6,636,739 | ~1.8443% | ~$122,399 | +146.2% |
In 2025, this property's market value of $4,120,893 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +191% 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 | $4,120,893 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $3,751,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $2,972,427 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |
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.