F M RD 2769 TX 78726
| Owner | MRG ATX HOLDINGS LLC |
|---|---|
| Parcel ID | 0167470146 |
| Short ID | 710008 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 7,354,365 SF |
| Acres | 168.833 |
| Year Built | — |
| Legal | ABS 2190 SUR 101 CODY M ACR 168.8330 [1-D-1W-HB604] |
| Neighborhood | _RGN130 |
| Land | $5,891,544 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $5,891,544 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $5,891,544 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $5,891,544 |
| Value Limitation Adjustment (−) (homestead cap) | −$5,874,234 |
| Net Appraised (assessed) | $17,310 |
| Taxable Value | $17,310 |
|---|
Appreciation: Market value has risen +249.0% from $1,688,040 (2021) to $5,891,544 (2025), a CAGR of 36.7% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. Over the same span, the median Agricultural parcel countywide rose +96.0%, so this parcel has outpaced the broader agricultural 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 $309. Leander ISD is the largest single contributor, at 60.9% of the total 2025 levy.
Assessment Gap: Assessed value ($17,310) is $5,874,234 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Agricultural. Agricultural valuation may be subject to rollback taxes if land use changes.
Value Composition: Land carries 100% of market value ($5,891,544 land vs $0 improvements), about $1/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $5,891,544, this parcel sits in the top quartile (≥75th percentile) of Agricultural property in Travis County — county median $561,432 (P25 $179,824 / P75 $1,355,511, n=7,602). Agricultural here is the broad TCAD category — every agricultural 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 -11.9% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $1,344,335 by 2031, with an estimated annual tax burden around $20,174. 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.
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% | $188.14 | $188.14 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $65.06 | $65.06 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $20.43 | $20.43 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $17.90 | $17.90 | Paid |
| E14 Travis County ESD # 14 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $17.31 | $17.31 | Paid |
| Combined Rate | 2.0110% | 1.8902% | 1.7126% | 1.7406% | 1.7842% | +0.0436% | $308.84 | $308.84 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILE Leander ISD | 1.0869% | $188.14 | 60.9% |
| TCO Travis County | 0.3758% | $65.06 | 21.1% |
| THD Travis Central Health | 0.1180% | $20.43 | 6.6% |
| ACT Austin Community College | 0.1034% | $17.90 | 5.8% |
| E14 Travis County ESD # 14 | 0.1000% | $17.31 | 5.6% |
| Total | 1.7842% | $308.84 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,532,495 | $5,891,544 | -57.0% |
| Assessed Value | $17,837 | $17,310 | +3.0% |
| Land Value | $2,532,495 | $5,891,544 | -57.0% |
| Improvement Value | — | — | — |
| Taxable Value | $17,837 | $17,310 | +3.0% |
| HS Cap Loss | -$2,514,658 | — | |
| Total Tax 2026 = estimate |
~$318
Estimated
|
~$309
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $2,532,495 | $2,532,495 | — | −$2,514,658 | $17,837 | $17,837 | Not yet — post-cert | Preliminary |
| 2025 | $5,891,544 | $5,891,544 | — | −$5,874,234 | $17,310 | $17,310 | ~$309 | Partial |
| 2024 | $5,891,544 | $5,891,544 | — | −$5,875,630 | $15,914 | $15,914 | $277 | Verified |
| 2023 | $4,203,214 | $4,203,214 | — | −$4,187,178 | $16,036 | $16,036 | $275 | Verified |
| 2022 | $4,203,214 | $4,203,214 | — | −$4,187,935 | $15,279 | $15,279 | $289 | Verified |
| 2021 | $1,688,040 | — | — | −$1,673,527 | $14,513 | $14,513 | $292 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -57.0% | +3.0% | 0.7% | Not available | Partial |
| 2025 | +0.0% | +8.8% | 0.3% | Not available | Partial |
| 2024 | +40.2% | -0.8% | 0.3% | No billing data | Verified |
| 2023 | +0.0% | +5.0% | 0.4% | No billing data | Verified |
| 2022 | +149.0% ! | +5.3% | 0.4% | No billing data | Verified |
| 2021 | base year | — | 0.9% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +249.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -57.0% | +26.4% | -11.9% | +149.0% | 2022 | -57.0% | 2026 |
| Assessment Ratio | 0.7% | 0.5% | — | 0.9% | 2021 | 0.3% | 2024 |
| Effective Tax Rate (2025) | 0.0100% | 0.0100% | — | 0.0100% | 2025 | 0.0100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$309 | $288 | ~$28,655 | $309 | 2025 | $275 | 2023 |
Market value changed by 149% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$2,231,210 | ~$2,231,210 | ~1.7275% | ~$38,543 | -11.9% |
| 2028 | ~$1,965,767 | ~$1,965,767 | ~1.6708% | ~$32,843 | -22.4% |
| 2029 | ~$1,731,904 | ~$1,731,904 | ~1.6141% | ~$27,954 | -31.6% |
| 2030 | ~$1,525,864 | ~$1,525,864 | ~1.5574% | ~$23,763 | -39.7% |
| 2031 | ~$1,344,335 | ~$1,344,335 | ~1.5007% | ~$20,174 | -46.9% |
| 2027 | ~$2,405,870 | ~$2,405,870 | ~1.7842% | ~$42,925 | -5.0% |
| 2028 | ~$2,285,577 | ~$2,285,577 | ~1.7842% | ~$40,779 | -9.7% |
| 2029 | ~$2,171,298 | ~$2,171,298 | ~1.7842% | ~$38,740 | -14.3% |
| 2030 | ~$2,062,733 | ~$2,062,733 | ~1.7842% | ~$36,803 | -18.5% |
| 2031 | ~$1,959,596 | ~$1,959,596 | ~1.7842% | ~$34,962 | -22.6% |
| 2027 | ~$2,281,860 | ~$2,281,860 | ~1.6991% | ~$38,771 | -9.9% |
| 2028 | ~$2,056,029 | ~$2,056,029 | ~1.6141% | ~$33,186 | -18.8% |
| 2029 | ~$1,852,548 | ~$1,852,548 | ~1.5290% | ~$28,326 | -26.8% |
| 2030 | ~$1,669,206 | ~$1,669,206 | ~1.4440% | ~$24,103 | -34.1% |
| 2031 | ~$1,504,008 | ~$1,504,008 | ~1.3589% | ~$20,438 | -40.6% |
In 2025, this property's market value of $5,891,544 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 10× the county median of $561,432. Agricultural here is the broad TCAD category — every agricultural 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 | $5,891,544 | $179,824 | $561,432 | $1,355,511 | ↑ Top 25% | +0.0% |
| 2024 | $5,891,544 | $193,498 | $574,650 | $1,361,070 | ↑ Top 25% | +23.7% |
| 2023 | $4,203,214 | $150,007 | $423,072 | $1,000,412 | ↑ Top 25% | +0.0% |
| 2022 | $4,203,214 | $166,375 | $416,994 | $932,726 | ↑ Top 25% | +46.1% |
| 2021 | $1,688,040 | $105,498 | $286,444 | $607,111 | ↑ Top 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 | — |