18655 F M RD 1431 TX 78645
| Owner | 1836 LAND HOLDINGS LLC |
|---|---|
| Parcel ID | 0188581808 |
| Short ID | 184441 |
| Type | Real |
| Use Code | 31 Night Club / Bar |
| Valuation | Income |
| Improvement SF | 1,620 SF |
| Land SF | 9,145 SF |
| Acres | 0.210 |
| Year Built | 1965 |
| Legal | LOT B,C&D RESUB OF 154-165 LAKE SANDY RESUB |
| Neighborhood | 31FNW |
| Land | $45,725 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $45,725 |
| Improvement | $172,474 |
|---|---|
| Total Improvement | $172,474 |
| Market | $218,199 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $218,199 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $218,199 |
| Taxable Value | $218,199 |
|---|
Appreciation: Market value has risen +22.0% from $178,828 (2021) to $218,199 (2025), a CAGR of 5.1% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2022→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 +17.8%, so this parcel has outpaced the broader commercial market over the same period.
Tax Burden: The combined rate across 7 taxing entities is 2.2822% in 2025 (+0.0581% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $4,980. Leander ISD is the largest single contributor, at 47.6% 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 21% of market value ($45,725 land vs $172,474 improvements), about $5/SF of land. Most value sits in the improvements, so building condition, age (~61 yrs), and rent roll drive the underwriting.
Submarket Position: At $218,199, 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 +4.1% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $266,238 by 2031, with an estimated annual tax burden around $4,920. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,620 SF | ✓ |
| 551 | PAVED AREA | 1,200 SF | ✗ |
| 501 | CANOPY | 180 SF | ✗ |
| 611 | TERRACE | 180 SF | ✗ |
| 541 | FENCE COMM LF | 150 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% | $2,371.60 | $2,371.60 | Paid |
| CJO City of Jonestown | 0.5188% | 0.4190% | 0.3905% | 0.3925% | 0.3981% | +0.0056% | $868.65 | $868.65 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $820.09 | $820.09 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $257.53 | $257.53 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $225.62 | $225.62 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $218.20 | $218.20 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $218.13 | $218.13 | Paid |
| Combined Rate | 2.6298% | 2.3876% | 2.1873% | 2.2241% | 2.2822% | +0.0581% | $4,979.82 | $4,979.82 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILE Leander ISD | 1.0869% | $2,371.60 | 47.6% |
| CJO City of Jonestown | 0.3981% | $868.65 | 17.4% |
| TCO Travis County | 0.3758% | $820.09 | 16.5% |
| THD Travis Central Health | 0.1180% | $257.53 | 5.2% |
| ACT Austin Community College | 0.1034% | $225.62 | 4.5% |
| E01 Travis County ESD # 01 | 0.1000% | $218.20 | 4.4% |
| E07 Travis County ESD # 07 | 0.1000% | $218.13 | 4.4% |
| Total | 2.2822% | $4,979.82 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $218,199 | $218,199 | +0.0% |
| Assessed Value | $218,199 | $218,199 | +0.0% |
| Land Value | $45,725 | $45,725 | +0.0% |
| Improvement Value | $172,474 | $172,474 | +0.0% |
| Taxable Value | $218,199 | $218,199 | +0.0% |
| Total Tax 2026 = estimate |
~$4,980
Estimated
|
~$4,980
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $218,199 | $45,725 | $172,474 | — | $218,199 | $218,199 | Not yet — post-cert | Preliminary |
| 2025 | $218,199 | $45,725 | $172,474 | — | $218,199 | $218,199 | ~$4,980 | Partial |
| 2024 | $229,854 | $45,725 | $184,129 | — | $229,854 | $229,854 | $4,923 | Verified |
| 2023 | $216,774 | $45,725 | $171,049 | — | $216,774 | $216,774 | $4,742 | Verified |
| 2022 | $178,138 | $45,725 | $132,413 | — | $178,138 | $178,138 | $4,253 | Verified |
| 2021 | $178,828 | $45,725 | $133,103 | — | $178,828 | $178,828 | $4,703 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | -5.1% | -5.1% | ~100% | Not available | Partial |
| 2024 | +6.0% | +6.0% | ~100% | No billing data | Verified |
| 2023 | +21.7% | +21.7% | ~100% | No billing data | Verified |
| 2022 | -0.4% | -0.4% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +22.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +4.4% | +4.1% | +21.7% | 2023 | -5.1% | 2025 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.2800% | 2.2800% | — | 2.2800% | 2025 | 2.2800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$4,980 | $4,720 | ~$4,961 | $4,980 | 2025 | $4,253 | 2022 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$227,058 | ~$227,058 | ~2.1953% | ~$4,985 | +4.1% |
| 2028 | ~$236,276 | ~$236,276 | ~2.1085% | ~$4,982 | +8.3% |
| 2029 | ~$245,869 | ~$245,869 | ~2.0216% | ~$4,970 | +12.7% |
| 2030 | ~$255,851 | ~$255,851 | ~1.9347% | ~$4,950 | +17.3% |
| 2031 | ~$266,238 | ~$266,238 | ~1.8478% | ~$4,920 | +22.0% |
| 2027 | ~$222,694 | ~$222,694 | ~2.2822% | ~$5,082 | +2.1% |
| 2028 | ~$227,281 | ~$227,281 | ~2.2822% | ~$5,187 | +4.2% |
| 2029 | ~$231,963 | ~$231,963 | ~2.2822% | ~$5,294 | +6.3% |
| 2030 | ~$236,741 | ~$236,741 | ~2.2822% | ~$5,403 | +8.5% |
| 2031 | ~$241,618 | ~$241,618 | ~2.2822% | ~$5,514 | +10.7% |
| 2027 | ~$231,422 | ~$231,422 | ~2.1519% | ~$4,980 | +6.1% |
| 2028 | ~$245,446 | ~$245,446 | ~2.0216% | ~$4,962 | +12.5% |
| 2029 | ~$260,319 | ~$260,319 | ~1.8912% | ~$4,923 | +19.3% |
| 2030 | ~$276,095 | ~$276,095 | ~1.7609% | ~$4,862 | +26.5% |
| 2031 | ~$292,826 | ~$292,826 | ~1.6306% | ~$4,775 | +34.2% |
In 2025, this property's market value of $218,199 places it in the bottom 25% for Commercial properties in Travis County (13595 comparable) — -84% 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 | $218,199 | $632,506 | $1,382,921 | $3,258,143 | ↓ Bottom 25% | -0.8% |
| 2024 | $229,854 | $647,500 | $1,401,787 | $3,362,090 | ↓ Bottom 25% | +0.0% |
| 2023 | $216,774 | $651,680 | $1,383,015 | $3,277,245 | ↓ Bottom 25% | +9.7% |
| 2022 | $178,138 | $535,964 | $1,190,250 | $2,842,216 | ↓ Bottom 25% | +3.3% |
| 2021 | $178,828 | $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 | — |