17401 PEARCE LN TX 78617
| Owner | GORMAN PAYONG & SABRINA GORMAN |
|---|---|
| Parcel ID | 0339600301 |
| Short ID | 299286 |
| Type | Real |
| Use Code | 48 Convenience Store |
| Valuation | Income |
| Improvement SF | 4,408 SF |
| Land SF | 119,964 SF |
| Acres | 2.754 |
| Year Built | 1995 |
| Legal | 2.754 AC OF LOT 23 EAST TRAVIS HILLS (1.8700AC IN TRAVIS CO) |
| Neighborhood | 48SEA |
| Land | $71,979 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $71,979 |
| Improvement | $47,381 |
|---|---|
| Total Improvement | $47,381 |
| Market | $119,360 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $119,360 |
| Value Limitation Adjustment (−) (homestead cap) | −$23,033 |
| Net Appraised (assessed) | $96,327 |
| Taxable Value | $96,327 |
|---|
Appreciation: Market value has fallen -32.9% from $177,971 (2021) to $119,360 (2025), a CAGR of -9.5% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→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 lagged the broader commercial market over the same period.
Tax Burden: The combined rate across 4 taxing entities is 0.6792% in 2025 (+0.0335% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $654. Travis County ESD # 11 is the largest single contributor, at 31.3% of the total 2025 levy.
Homestead Cap History: This property had an active homestead cap as recently as 2024 ($179,012, ~150.0% of market value at the time). The cap has since reset or expired. Verified clear — 2025 Certified Historical data from AJR 2021–2024 (Partial confidence). Current status confirmed by 2025 TCAD Certified Export.
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 60% of market value ($71,979 land vs $47,381 improvements), about $1/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $119,360, this parcel sits in the bottom quartile (<25th 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 -9.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $72,443 by 2030, with an estimated annual tax burden around $508. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 4,408 SF | ✓ |
| 501 | CANOPY | 500 SF | ✗ |
| 121 | WATER/SEWER INF | 2 SF | ✓ |
Market value changed by 211% in 2023, 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 |
|---|---|---|---|---|---|---|---|---|---|
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $96.33 | $96.33 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $96.33 | $96.33 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $58.24 | $58.24 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $56.70 | $56.70 | Paid |
| Combined Rate | 0.6622% | 0.6067% | 0.6033% | 0.6457% | 0.6792% | +0.0335% | $307.60 | $307.60 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $154,347 | $119,360 | +29.3% |
| Assessed Value | $111,703 | $96,327 | +16.0% |
| Land Value | $71,979 | $71,979 | +0.0% |
| Improvement Value | $82,368 | $47,381 | +73.8% |
| Taxable Value | $27,899 | $96,327 | -71.0% |
| Exemptions | HS,OV65 | S | |
| HS Cap Loss | -$42,644 | -$179,012 (2024) | |
| Total Tax 2026 = estimate |
~$190
Estimated
|
~$308
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $154,347 | $154,347 | +0 (+0.0%) |
| Taxable Value | $28,923 | $27,899 | -1,024 (-3.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $154,347 | $71,979 | $82,368 | −$42,644 | $111,703 | $27,899 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $119,360 | $71,979 | $47,381 | −$23,033 | $96,327 | $96,327 | ~$308 | Partial |
| 2024 | $118,473 | — | — | −$69,527 | $48,946 | $— | $254 | Verified |
| 2023 | $91,418 | — | — | −$42,472 | $48,946 | $— | $206 | Verified |
| 2022 | $— | — | — | — | $48,946 | $— | $1,293 | Verified |
| 2021 | $177,971 | — | — | −$129,026 | $48,945 | $— | $3,797 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +29.3% | +10.0% | 85.1% | Not available | Partial |
| 2025 | -57.5% | -0.2% | ~100% | Not available | Partial |
| 2024 | -1.2% | -54.1% | 42.6% | 0.0900% | Verified |
| 2023 | +210.5% ! | +281.4% | 91.9% | 0.0700% | Verified |
| 2022 | -58.9% | -69.3% | 74.8% | 1.4100% | Verified |
| 2021 | base year | — | ~100% | 2.1300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -46.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +29.3% | +2.8% | -13.6% | +29.6% | 2024 | -48.6% | 2023 |
| Assessment Ratio | 72.4% | 55.1% | — | 80.7% | 2025 | 27.5% | 2021 |
| Effective Tax Rate (2025) | 0.2600% | 0.2600% | — | 0.2600% | 2025 | 0.2600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$308 | $1,141 | ~$615 | $3,797 | 2021 | $206 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$108,016 | ~$105,960 | ~0.6835% | ~$724 | -9.5% |
| 2027 | ~$97,749 | ~$97,749 | ~0.6878% | ~$672 | -18.1% |
| 2028 | ~$88,459 | ~$88,459 | ~0.6921% | ~$612 | -25.9% |
| 2029 | ~$80,051 | ~$80,051 | ~0.6963% | ~$557 | -32.9% |
| 2030 | ~$72,443 | ~$72,443 | ~0.7006% | ~$508 | -39.3% |
| 2026 | ~$113,392 | ~$105,960 | ~0.6792% | ~$720 | -5.0% |
| 2027 | ~$107,722 | ~$107,722 | ~0.6792% | ~$732 | -9.8% |
| 2028 | ~$102,336 | ~$102,336 | ~0.6792% | ~$695 | -14.3% |
| 2029 | ~$97,219 | ~$97,219 | ~0.6792% | ~$660 | -18.5% |
| 2030 | ~$92,358 | ~$92,358 | ~0.6792% | ~$627 | -22.6% |
| 2026 | ~$110,403 | ~$105,960 | ~0.6856% | ~$727 | -7.5% |
| 2027 | ~$102,118 | ~$102,118 | ~0.6921% | ~$707 | -14.4% |
| 2028 | ~$94,454 | ~$94,454 | ~0.6985% | ~$660 | -20.9% |
| 2029 | ~$87,366 | ~$87,366 | ~0.7049% | ~$616 | -26.8% |
| 2030 | ~$80,810 | ~$80,810 | ~0.7113% | ~$575 | -32.3% |
In 2025, this property's market value of $119,360 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -92% 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 | $119,360 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $118,473 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $91,418 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |
| 2021 | $177,971 | $517,750 | $1,142,600 | $2,780,453 | ↓ Bottom 25% | 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.