14248 F M RD 2769 TX
| Owner | VAUGHAN BEN F III ETAL |
|---|---|
| Parcel ID | 0168440107 |
| Short ID | 172897 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 282,617 SF |
| Acres | 6.488 |
| Year Built | — |
| Legal | W PT OF LOT 8 * & ALL OF LOT 9 BLK C CYPRESS ACRES A-D |
| Neighborhood | T1000 |
| Land | $852,523 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $852,523 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $852,523 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $852,523 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $852,523 |
| Taxable Value | $852,523 |
|---|
Appreciation: Market value has risen +215.7% from $270,071 (2021) to $852,523 (2025), a CAGR of 33.3% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2022), 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 $15,210. Leander ISD is the largest single contributor, at 60.9% 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 100% of market value ($852,523 land vs $0 improvements), about $3/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 $852,523, 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 +25.9% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $2,691,127 by 2031, with an estimated annual tax burden around $40,385. 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% | $9,266.07 | $9,266.07 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,204.17 | $3,204.17 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,006.17 | $1,006.17 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $881.51 | $881.51 | Paid |
| E14 Travis County ESD # 14 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $852.52 | $852.52 | Paid |
| Combined Rate | 2.0110% | 1.8902% | 1.7126% | 1.7406% | 1.7842% | +0.0436% | $15,210.44 | $15,210.44 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILE Leander ISD | 1.0869% | $9,266.07 | 60.9% |
| TCO Travis County | 0.3758% | $3,204.17 | 21.1% |
| THD Travis Central Health | 0.1180% | $1,006.17 | 6.6% |
| ACT Austin Community College | 0.1034% | $881.51 | 5.8% |
| E14 Travis County ESD # 14 | 0.1000% | $852.52 | 5.6% |
| Total | 1.7842% | $15,210.44 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $852,523 | $852,523 | +0.0% |
| Assessed Value | $852,523 | $852,523 | +0.0% |
| Land Value | $852,523 | $852,523 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $852,523 | $852,523 | +0.0% |
| Total Tax 2026 = estimate |
~$15,210
Estimated
|
~$15,210
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $852,523 | $852,523 | — | — | $852,523 | $852,523 | Not yet — post-cert | Preliminary |
| 2025 | $852,523 | $852,523 | — | — | $852,523 | $852,523 | ~$15,210 | Partial |
| 2024 | $781,717 | $781,717 | — | — | $781,717 | $781,717 | $13,607 | Verified |
| 2023 | $781,717 | $781,717 | — | — | $781,717 | $781,717 | $13,388 | Verified |
| 2022 | $781,717 | $781,717 | — | — | $781,717 | $781,717 | $14,776 | Verified |
| 2021 | $270,071 | $270,071 | — | — | $270,071 | $270,071 | $5,431 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +9.1% | +9.1% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | +189.4% ! | +189.4% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +215.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +39.7% | +25.8% | +189.4% | 2022 | +0.0% | 2023 |
| 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 |
$15,210 | $12,482 | ~$28,441 | $15,210 | 2025 | $5,431 | 2021 |
Market value changed by 189% 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 | ~$1,072,881 | ~$1,072,881 | ~1.7275% | ~$18,534 | +25.8% |
| 2028 | ~$1,350,198 | ~$1,350,198 | ~1.6708% | ~$22,559 | +58.4% |
| 2029 | ~$1,699,194 | ~$1,699,194 | ~1.6141% | ~$27,426 | +99.3% |
| 2030 | ~$2,138,398 | ~$2,138,398 | ~1.5574% | ~$33,302 | +150.8% |
| 2031 | ~$2,691,127 | ~$2,691,127 | ~1.5007% | ~$40,385 | +215.7% |
| 2027 | ~$1,055,831 | ~$1,055,831 | ~1.7842% | ~$18,838 | +23.8% |
| 2028 | ~$1,307,623 | ~$1,307,623 | ~1.7842% | ~$23,330 | +53.4% |
| 2029 | ~$1,619,463 | ~$1,619,463 | ~1.7842% | ~$28,894 | +90.0% |
| 2030 | ~$2,005,669 | ~$2,005,669 | ~1.7842% | ~$35,785 | +135.3% |
| 2031 | ~$2,483,977 | ~$2,483,977 | ~1.7842% | ~$44,318 | +191.4% |
| 2027 | ~$1,089,932 | ~$1,089,932 | ~1.6991% | ~$18,519 | +27.8% |
| 2028 | ~$1,393,454 | ~$1,393,454 | ~1.6141% | ~$22,491 | +63.5% |
| 2029 | ~$1,781,500 | ~$1,781,500 | ~1.5290% | ~$27,239 | +109.0% |
| 2030 | ~$2,277,609 | ~$2,277,609 | ~1.4440% | ~$32,888 | +167.2% |
| 2031 | ~$2,911,873 | ~$2,911,873 | ~1.3589% | ~$39,569 | +241.6% |
In 2025, this property's market value of $852,523 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 10× 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 | $852,523 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $781,717 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $781,717 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $781,717 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $270,071 | $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 |
| 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 | — |