13400 F M RD 2769 TX 78645
| Owner | LANGLEY THOMAS N |
|---|---|
| Parcel ID | 0167370109 |
| Short ID | 170776 |
| Type | Real |
| Use Code | 31 Night Club / Bar |
| Valuation | Income |
| Improvement SF | 1,792 SF |
| Land SF | 93,175 SF |
| Acres | 2.139 |
| Year Built | 1974 |
| Legal | ABS 181 SUR 68 CONNER D ACR 2.139 |
| Neighborhood | 31FNW |
| Land | $69,881 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $69,881 |
| Improvement | $25,022 |
|---|---|
| Total Improvement | $25,022 |
| Market | $94,903 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $94,903 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $94,903 |
| Taxable Value | $94,903 |
|---|
Appreciation: Market value has fallen -22.2% from $121,975 (2021) to $94,903 (2025), a CAGR of -6.1% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2024→2025), 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 +17.8%, so this parcel has lagged the broader commercial market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.7842% in 2025 (+0.0436% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,693. Leander ISD is the largest single contributor, at 60.9% 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 74% of market value ($69,881 land vs $25,022 improvements), about $1/SF of land. With value concentrated in the land under a ~52-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $94,903, this parcel sits in the bottom quartile (<25th percentile) of Commercial property in Travis County — county median $1,382,921 (P25 $632,506 / P75 $3,258,143, n=13,595). 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 -4.5% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $76,662 by 2031, with an estimated annual tax burden around $1,150. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,792 SF | ✓ |
| 611 | TERRACE | 1,408 SF | ✗ |
| 327 | STORAGE COMM'L | 176 SF | ✓ |
| 541 | FENCE COMM LF | 64 SF | ✗ |
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.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| ILE Leander ISD | 1.3370% | 1.2746% | 1.1087% | 1.0869% | 1.0869% | +0.0000% | $1,031.50 | $1,031.50 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $356.69 | $356.69 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $112.01 | $112.01 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $98.13 | $98.13 | Paid |
| E14 Travis County ESD # 14 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $94.90 | $94.90 | Paid |
| Combined Rate | 2.0110% | 1.8902% | 1.7126% | 1.7406% | 1.7842% | +0.0436% | $1,693.23 | $1,693.23 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILE Leander ISD | 1.0869% | $1,031.50 | 60.9% |
| TCO Travis County | 0.3758% | $356.69 | 21.1% |
| THD Travis Central Health | 0.1180% | $112.01 | 6.6% |
| ACT Austin Community College | 0.1034% | $98.13 | 5.8% |
| E14 Travis County ESD # 14 | 0.1000% | $94.90 | 5.6% |
| Total | 1.7842% | $1,693.23 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $96,700 | $94,903 | +1.9% |
| Assessed Value | $96,700 | $94,903 | +1.9% |
| Land Value | $69,881 | $69,881 | +0.0% |
| Improvement Value | $26,819 | $25,022 | +7.2% |
| Taxable Value | $96,700 | $94,903 | +1.9% |
| Total Tax 2026 = estimate |
~$1,725
Estimated
|
~$1,693
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $96,700 | $69,881 | $26,819 | — | $96,700 | $96,700 | Not yet — post-cert | Preliminary |
| 2025 | $94,903 | $69,881 | $25,022 | — | $94,903 | $94,903 | ~$1,693 | Partial |
| 2024 | $119,292 | $69,881 | $49,411 | — | $119,292 | $119,292 | $2,076 | Verified |
| 2023 | $120,271 | $69,881 | $50,390 | — | $120,271 | $120,271 | $2,060 | Verified |
| 2022 | $106,340 | $69,881 | $36,459 | — | $106,340 | $106,340 | $2,010 | Verified |
| 2021 | $121,975 | $69,881 | $52,094 | — | $121,975 | $121,975 | $2,453 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.9% | +1.9% | ~100% | Not available | Partial |
| 2025 | -20.4% | -20.4% | ~100% | Not available | Partial |
| 2024 | -0.8% | -0.8% | ~100% | No billing data | Verified |
| 2023 | +13.1% | +13.1% | ~100% | No billing data | Verified |
| 2022 | -12.8% | -12.8% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): -22.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.9% | -3.8% | -4.5% | +13.1% | 2023 | -20.4% | 2025 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.7800% | 1.7800% | — | 1.7800% | 2025 | 1.7800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,693 | $2,058 | ~$1,365 | $2,453 | 2021 | $1,693 | 2025 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$92,312 | ~$92,312 | ~1.7275% | ~$1,595 | -4.5% |
| 2028 | ~$88,123 | ~$88,123 | ~1.6708% | ~$1,472 | -8.9% |
| 2029 | ~$84,124 | ~$84,124 | ~1.6141% | ~$1,358 | -13.0% |
| 2030 | ~$80,307 | ~$80,307 | ~1.5574% | ~$1,251 | -17.0% |
| 2031 | ~$76,662 | ~$76,662 | ~1.5007% | ~$1,150 | -20.7% |
| 2027 | ~$91,865 | ~$91,865 | ~1.7842% | ~$1,639 | -5.0% |
| 2028 | ~$87,272 | ~$87,272 | ~1.7842% | ~$1,557 | -9.7% |
| 2029 | ~$82,908 | ~$82,908 | ~1.7842% | ~$1,479 | -14.3% |
| 2030 | ~$78,763 | ~$78,763 | ~1.7842% | ~$1,405 | -18.5% |
| 2031 | ~$74,825 | ~$74,825 | ~1.7842% | ~$1,335 | -22.6% |
| 2027 | ~$94,246 | ~$94,246 | ~1.6991% | ~$1,601 | -2.5% |
| 2028 | ~$91,854 | ~$91,854 | ~1.6141% | ~$1,483 | -5.0% |
| 2029 | ~$89,523 | ~$89,523 | ~1.5290% | ~$1,369 | -7.4% |
| 2030 | ~$87,251 | ~$87,251 | ~1.4440% | ~$1,260 | -9.8% |
| 2031 | ~$85,037 | ~$85,037 | ~1.3589% | ~$1,156 | -12.1% |
In 2025, this property's market value of $94,903 places it in the bottom 25% for Commercial properties in Travis County (13595 comparable) — -93% below the county median of $1,382,921. 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 | $94,903 | $632,506 | $1,382,921 | $3,258,143 | ↓ Bottom 25% | -0.8% |
| 2024 | $119,292 | $647,500 | $1,401,787 | $3,362,090 | ↓ Bottom 25% | +0.0% |
| 2023 | $120,271 | $651,680 | $1,383,015 | $3,277,245 | ↓ Bottom 25% | +9.7% |
| 2022 | $106,340 | $535,964 | $1,190,250 | $2,842,216 | ↓ Bottom 25% | +3.3% |
| 2021 | $121,975 | $538,645 | $1,173,514 | $2,782,974 | ↓ Bottom 25% | base yr |
| Source | What it provides | Coverage for this parcel | Confidence |
|---|---|---|---|
| TCAD Certified Appraisal Roll ↗ | Market, assessed, and taxable value; land/improvement split; exemptions | 2025 | Certified |
| Texas Comptroller Annual Jurisdiction Roll (AJR) | Prior-year market and taxable value | 2021–2024 | Verified |
| TCAD Preliminary Export ↗ | First-look 2026 appraisal value, subject to change at certification | 2026 (exported June 9, 2026; certifies July 25, 2026) | Preliminary |
| Travis County Rates History ↗ | Adopted tax rate for each of this parcel's taxing entities | 1990–2025 | Verified |
| TaxCurOpenData | Current-year (2025) tax billing, by taxing entity | 2025 | Partial |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2021, 2022, 2023, 2024 | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |