13971 F M RD 2769 TX 78641
| Owner | KABEER AHSAN & SHAMSUN BINTE HAQUE |
|---|---|
| Parcel ID | 0168400403 |
| Short ID | 172879 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 38,638 SF |
| Acres | 0.887 |
| Year Built | — |
| Legal | ABS 623 SUR 500 PEVETOE M ACR .887 |
| Neighborhood | T520WF |
| Land | $671,580 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $671,580 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $477,994 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $477,994 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $477,994 |
| Taxable Value | $477,994 |
|---|
Appreciation: Market value has risen +140.0% from $199,164 (2021) to $477,994 (2025), a CAGR of 24.5% 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 Land/Vacant parcel countywide rose +283.7%, so this parcel has lagged the broader land/vacant 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 $8,528. Leander ISD is the largest single contributor, at 62.8% of the total 2025 levy.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 140% of market value ($671,580 land vs $0 improvements), about $17/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 $477,994, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $84,423 (P25 $24,862 / P75 $362,804, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant 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 +24.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,427,864 by 2030, with an estimated annual tax burden around $21,427. 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% | $5,195.32 | $5,195.32 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,796.52 | $1,796.52 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $564.14 | $564.14 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $494.25 | $494.25 | Paid |
| E14 Travis County ESD # 14 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $224.66 | $224.66 | Paid |
| Combined Rate | 2.0110% | 1.8902% | 1.7126% | 1.7406% | 1.7842% | +0.0436% | $8,274.89 | $8,274.89 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILE Leander ISD | 1.0869% | $5,195.32 | 62.8% |
| TCO Travis County | 0.3758% | $1,796.52 | 21.7% |
| THD Travis Central Health | 0.1180% | $564.14 | 6.8% |
| ACT Austin Community College | 0.1034% | $494.25 | 6.0% |
| E14 Travis County ESD # 14 | 0.1000% | $224.66 | 2.7% |
| Total | 1.7842% | $8,274.89 | 100.0% |
| 2026 Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | — | $477,994 | — |
| Assessed Value | — | $477,994 | — |
| Land Value | — | $671,580 | — |
| Improvement Value | — | — | — |
| Taxable Value | — | $477,994 | — |
| Total Tax | Pending certification |
~$8,275
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2025 | $477,994 | $671,580 | — | — | $477,994 | $477,994 | ~$8,275 | Partial |
| 2024 | $671,580 | $671,580 | — | −$273,252 | $398,328 | $398,328 | $6,722 | Verified |
| 2023 | $331,940 | $331,940 | — | — | $331,940 | $331,940 | $5,509 | Verified |
| 2022 | $199,164 | $199,164 | — | — | $199,164 | $199,164 | $3,659 | Verified |
| 2021 | $199,164 | $199,164 | — | — | $199,164 | $199,164 | $3,900 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2025 | -28.8% | +20.0% | ~100% | Not available | Partial |
| 2024 | +102.3% ! | +20.0% | 59.3% | No billing data | Verified |
| 2023 | +66.7% | +66.7% | ~100% | No billing data | Verified |
| 2022 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +140.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -28.8% | +35.0% | +24.5% | +102.3% | 2024 | -28.8% | 2025 |
| Assessment Ratio | 100.0% | 91.9% | — | 100.0% | 2021 | 59.3% | 2024 |
| Effective Tax Rate (2025) | 1.7300% | 1.7300% | — | 1.7300% | 2025 | 1.7300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$8,275 | $5,613 | ~$15,364 | $8,275 | 2025 | $3,659 | 2022 |
Market value changed by 102% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$594,943 | ~$594,943 | ~1.7275% | ~$10,277 | +24.5% |
| 2027 | ~$740,505 | ~$740,505 | ~1.6708% | ~$12,372 | +54.9% |
| 2028 | ~$921,682 | ~$921,682 | ~1.6141% | ~$14,876 | +92.8% |
| 2029 | ~$1,147,187 | ~$1,147,187 | ~1.5574% | ~$17,866 | +140.0% |
| 2030 | ~$1,427,864 | ~$1,427,864 | ~1.5007% | ~$21,427 | +198.7% |
| 2026 | ~$585,383 | ~$585,383 | ~1.7842% | ~$10,444 | +22.5% |
| 2027 | ~$716,899 | ~$716,899 | ~1.7842% | ~$12,791 | +50.0% |
| 2028 | ~$877,962 | ~$877,962 | ~1.7842% | ~$15,664 | +83.7% |
| 2029 | ~$1,075,210 | ~$1,075,210 | ~1.7842% | ~$19,184 | +124.9% |
| 2030 | ~$1,316,774 | ~$1,316,774 | ~1.7842% | ~$23,493 | +175.5% |
| 2026 | ~$604,503 | ~$604,503 | ~1.6991% | ~$10,271 | +26.5% |
| 2027 | ~$764,494 | ~$764,494 | ~1.6141% | ~$12,339 | +59.9% |
| 2028 | ~$966,830 | ~$966,830 | ~1.5290% | ~$14,783 | +102.3% |
| 2029 | ~$1,222,717 | ~$1,222,717 | ~1.4440% | ~$17,655 | +155.8% |
| 2030 | ~$1,546,329 | ~$1,546,329 | ~1.3589% | ~$21,013 | +223.5% |
In 2025, this property's market value of $477,994 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 6× the county median of $84,423. Land/Vacant here is the broad TCAD category — every land/vacant 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 | $477,994 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $671,580 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $331,940 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $199,164 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $199,164 | $8,000 | $22,000 | $81,900 | ↑ 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 |
| 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 | — |