4929 GATTIS SCHOOL RD TX 78664
| Owner | STAR GOLF DEVELOPMENT INC |
|---|---|
| Parcel ID | 0295520603 |
| Short ID | 898641 |
| Type | Real |
| Use Code | 33 Fast Food Restaurant |
| Valuation | Income |
| Improvement SF | 5,066 SF |
| Land SF | 53,797 SF |
| Acres | 1.235 |
| Year Built | 2020 |
| Legal | LOT 3A-R BLK A STAR RANCH SEC 4 BLK A LTS 1A-R - 4A-R (0.8802 AC IN TRAVIS CO) |
| Neighborhood | 33PFL/FLNE |
| Land | $268,983 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $268,983 |
| Improvement | $3,428,642 |
|---|---|
| Total Improvement | $3,428,642 |
| Market | $3,697,625 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,697,625 |
| Value Limitation Adjustment (−) (homestead cap) | −$3,619,620 |
| Net Appraised (assessed) | $78,005 |
| Taxable Value | $78,005 |
|---|
Appreciation: Market value has risen +186.2% from $1,291,791 (2021) to $3,697,625 (2025), a CAGR of 30.1% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2022→2023), 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 5 taxing entities is 2.2765% in 2025 (+0.0238% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,776. Pflugerville ISD is the largest single contributor, at 48.6% of the total 2025 levy.
Assessment Gap: Assessed value ($78,005) is $3,619,620 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 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 7% of market value ($268,983 land vs $3,428,642 improvements), about $5/SF of land. Most value sits in the improvements, so building condition, age (~6 yrs), and rent roll drive the underwriting.
Submarket Position: At $3,697,625, 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 +30.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $13,766,899 by 2030, with an estimated annual tax burden around $2,279. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 25,000 SF | ✗ |
| 1ST | 1st Floor | 5,066 SF | ✓ |
Market value changed by 143% in 2022, 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 |
|---|---|---|---|---|---|---|---|---|---|
| IPF Pflugerville ISD | 1.3880% | 1.2646% | 1.1092% | 1.1069% | 1.1069% | +0.0000% | $863.44 | $863.44 | Paid |
| W2G Wmsn Co WSID # 3 | 0.6990% | 0.6420% | 0.6210% | 0.5995% | 0.5830% | -0.0165% | $454.77 | $454.77 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $293.18 | $293.18 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $92.06 | $92.06 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $72.36 | $72.36 | Paid |
| Combined Rate | 2.6462% | 2.4035% | 2.2128% | 2.2527% | 2.2765% | +0.0238% | $1,775.81 | $1,775.81 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,697,625 | $3,697,625 | +0.0% |
| Assessed Value | $78,005 | $78,005 | +0.0% |
| Land Value | $268,983 | $268,983 | +0.0% |
| Improvement Value | $3,428,642 | $3,428,642 | +0.0% |
| Taxable Value | $78,005 | $78,005 | +0.0% |
| HS Cap Loss | -$3,619,620 | — | |
| Total Tax 2026 = estimate |
~$1,776
Estimated
|
~$1,776
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,697,625 | $3,697,625 | +0 (+0.0%) |
| Taxable Value | $78,005 | $78,005 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,697,625 | $268,983 | $3,428,642 | −$3,619,620 | $78,005 | $78,005 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,697,625 | $268,983 | $3,428,642 | −$3,619,620 | $78,005 | $78,005 | ~$1,776 | Partial |
| 2024 | $3,935,212 | — | — | −$3,857,207 | $78,005 | $— | $1,757 | Verified |
| 2023 | $3,369,443 | — | — | −$3,291,438 | $78,005 | $— | $1,726 | Verified |
| 2022 | $1,388,002 | — | — | −$1,197,024 | $190,978 | $— | $4,446 | Verified |
| 2021 | $1,291,791 | — | — | −$1,100,813 | $190,978 | $— | $3,173 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | -6.1% | +4640.2% | ~100% | Not available | Partial |
| 2024 | +0.1% | +0.0% | 2.0% | 0.0400% | Verified |
| 2023 | +16.8% | -97.6% | 2.0% | 0.0400% | Verified |
| 2022 | +142.8% ! | +137.1% | 97.7% | 0.1300% | Verified |
| 2021 | base year | — | ~100% | 0.2500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +166.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +32.2% | +30.1% | +142.8% | 2023 | -6.0% | 2025 |
| Assessment Ratio | 2.1% | 6.2% | — | 14.8% | 2021 | 2.0% | 2024 |
| Effective Tax Rate (2025) | 0.0500% | 0.0500% | — | 0.0500% | 2025 | 0.0500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,776 | $2,576 | ~$2,076 | $4,446 | 2022 | $1,726 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,809,562 | ~$85,806 | ~2.1841% | ~$1,874 | +30.1% |
| 2027 | ~$6,255,877 | ~$94,386 | ~2.0917% | ~$1,974 | +69.2% |
| 2028 | ~$8,137,122 | ~$103,825 | ~1.9993% | ~$2,076 | +120.1% |
| 2029 | ~$10,584,089 | ~$114,207 | ~1.9069% | ~$2,178 | +186.2% |
| 2030 | ~$13,766,899 | ~$125,628 | ~1.8145% | ~$2,279 | +272.3% |
| 2026 | ~$4,735,609 | ~$85,806 | ~2.2765% | ~$1,953 | +28.1% |
| 2027 | ~$6,064,973 | ~$94,386 | ~2.2765% | ~$2,149 | +64.0% |
| 2028 | ~$7,767,511 | ~$103,825 | ~2.2765% | ~$2,364 | +110.1% |
| 2029 | ~$9,947,980 | ~$114,207 | ~2.2765% | ~$2,600 | +169.0% |
| 2030 | ~$12,740,542 | ~$125,628 | ~2.2765% | ~$2,860 | +244.6% |
| 2026 | ~$4,883,514 | ~$85,806 | ~2.1379% | ~$1,834 | +32.1% |
| 2027 | ~$6,449,738 | ~$94,386 | ~1.9993% | ~$1,887 | +74.4% |
| 2028 | ~$8,518,276 | ~$103,825 | ~1.8607% | ~$1,932 | +130.4% |
| 2029 | ~$11,250,227 | ~$114,207 | ~1.7221% | ~$1,967 | +204.3% |
| 2030 | ~$14,858,361 | ~$125,628 | ~1.5834% | ~$1,989 | +301.8% |
In 2025, this property's market value of $3,697,625 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +161% 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 | $3,697,625 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $3,935,212 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $3,369,443 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,388,002 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,291,791 | $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.