5309 NUCKOLS CROSSING RD TX 78744
| Owner | STARBOARD INVESTMENTS LTD |
|---|---|
| Parcel ID | 0322031436 |
| Short ID | 776793 |
| Type | Real |
| Use Code | 33 Fast Food Restaurant |
| Valuation | Income |
| Improvement SF | 1,885 SF |
| Land SF | 25,265 SF |
| Acres | 0.580 |
| Year Built | 2006 |
| Legal | LOT 2A WILLIAMSON CREEK COMMERCIAL 2A RESUB OF LOT 2 |
| Neighborhood | 33SEA |
| Land | $227,383 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $227,383 |
| Improvement | $1,152,841 |
|---|---|
| Total Improvement | $1,152,841 |
| Market | $1,380,224 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,380,224 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,380,224 |
| Taxable Value | $1,380,224 |
|---|
Appreciation: Market value has risen +41.3% from $976,832 (2021) to $1,380,224 (2025), a CAGR of 9.0% over 4 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 +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 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $28,246. Austin ISD is the largest single contributor, at 45.2% 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 16% of market value ($227,383 land vs $1,152,841 improvements), about $9/SF of land. Most value sits in the improvements, so building condition, age (~20 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,380,224, this parcel sits in the lower-middle (25th–50th 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 +9.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,126,237 by 2030, with an estimated annual tax burden around $40,053. 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 | 13,000 SF | ✗ |
| 1ST | 1st Floor | 1,885 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $12,769.83 | $12,769.83 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $7,232.61 | $7,232.61 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,187.50 | $5,187.50 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,628.98 | $1,628.98 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,427.15 | $1,427.15 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $28,246.07 | $28,246.07 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,396,691 | $1,380,224 | +1.2% |
| Assessed Value | $1,396,691 | $1,380,224 | +1.2% |
| Land Value | $227,383 | $227,383 | +0.0% |
| Improvement Value | $1,169,308 | $1,152,841 | +1.4% |
| Taxable Value | $1,396,691 | $1,380,224 | +1.2% |
| Total Tax 2026 = estimate |
~$28,583
Estimated
|
~$28,246
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,470,201 | $1,396,691 | -73,510 (-5.0%) |
| Taxable Value | $1,470,201 | $1,396,691 | -73,510 (-5.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,396,691 | $227,383 | $1,169,308 | — | $1,396,691 | $1,396,691 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,380,224 | $227,383 | $1,152,841 | — | $1,380,224 | $1,380,224 | ~$28,246 | Partial |
| 2024 | $1,470,133 | — | — | −$1,242,750 | $227,383 | $— | $29,157 | Verified |
| 2023 | $940,956 | — | — | −$738,838 | $202,118 | $— | $26,598 | Verified |
| 2022 | $825,400 | — | — | −$623,282 | $202,118 | $— | $18,583 | Verified |
| 2021 | $976,832 | — | — | −$774,714 | $202,118 | $— | $17,966 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +6.5% | +6.5% | ~100% | Not available | Partial |
| 2025 | -6.2% | -6.2% | ~100% | Not available | Partial |
| 2024 | +0.1% | +0.1% | ~100% | 1.9800% | Verified |
| 2023 | +56.2% | +56.2% | ~100% | 1.8100% | Verified |
| 2022 | +14.0% | +14.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.8400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +67.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.2% | +10.0% | +8.8% | +56.2% | 2024 | -15.5% | 2022 |
| Assessment Ratio | 100.0% | 47.0% | — | 100.0% | 2025 | 15.5% | 2024 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$28,246 | $24,110 | ~$35,020 | $29,157 | 2024 | $17,966 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,504,811 | ~$1,504,811 | ~2.0139% | ~$30,306 | +9.0% |
| 2027 | ~$1,640,644 | ~$1,640,644 | ~1.9814% | ~$32,508 | +18.9% |
| 2028 | ~$1,788,738 | ~$1,788,738 | ~1.9488% | ~$34,860 | +29.6% |
| 2029 | ~$1,950,201 | ~$1,950,201 | ~1.9163% | ~$37,372 | +41.3% |
| 2030 | ~$2,126,237 | ~$2,126,237 | ~1.8837% | ~$40,053 | +54.1% |
| 2026 | ~$1,477,207 | ~$1,477,207 | ~2.0465% | ~$30,231 | +7.0% |
| 2027 | ~$1,581,004 | ~$1,581,004 | ~2.0465% | ~$32,355 | +14.5% |
| 2028 | ~$1,692,095 | ~$1,692,095 | ~2.0465% | ~$34,628 | +22.6% |
| 2029 | ~$1,810,991 | ~$1,810,991 | ~2.0465% | ~$37,062 | +31.2% |
| 2030 | ~$1,938,242 | ~$1,938,242 | ~2.0465% | ~$39,666 | +40.4% |
| 2026 | ~$1,532,416 | ~$1,518,246 | ~1.9977% | ~$30,329 | +11.0% |
| 2027 | ~$1,701,389 | ~$1,670,071 | ~1.9488% | ~$32,547 | +23.3% |
| 2028 | ~$1,888,994 | ~$1,837,078 | ~1.9000% | ~$34,905 | +36.9% |
| 2029 | ~$2,097,286 | ~$2,020,786 | ~1.8512% | ~$37,409 | +52.0% |
| 2030 | ~$2,328,545 | ~$2,222,865 | ~1.8024% | ~$40,064 | +68.7% |
In 2025, this property's market value of $1,380,224 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -3% below 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 | $1,380,224 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,470,133 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $940,956 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $825,400 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $976,832 | $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.