F M RD 1431 TX 78645
| Owner | SWISS VILLAGE INC |
|---|---|
| Parcel ID | 0193580501 |
| Short ID | 186952 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 364,510 SF |
| Acres | 8.368 |
| Year Built | — |
| Legal | ABS 2562 SUR 54 COX J A ABS 2510 SUR 54 COX B F ACR 8.368 |
| Neighborhood | 1NW3 |
| Land | $352,282 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $352,282 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $352,282 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $352,282 |
| Value Limitation Adjustment (−) (homestead cap) | −$77,501 |
| Net Appraised (assessed) | $274,781 |
| Taxable Value | $274,781 |
|---|
Appreciation: Market value has risen +180.0% from $125,816 (2021) to $352,282 (2025), a CAGR of 29.4% over 4 years. This is strong appreciation — well above typical inflation. 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 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 7 taxing entities is 2.2822% in 2025 (+0.0581% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $6,271. Leander ISD is the largest single contributor, at 47.6% of the total 2025 levy.
Assessment Gap: Assessed value ($274,781) is $77,501 below market value, suggesting potential for an upward assessment in future years.
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 ($352,282 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 $352,282, this parcel sits in the upper-middle (50th–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 +19.9% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $769,373 by 2031, with an estimated annual tax burden around $14,217. 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% | $2,488.83 | $2,488.83 | Paid |
| CJO City of Jonestown | 0.5188% | 0.4190% | 0.3905% | 0.3925% | 0.3981% | +0.0056% | $911.59 | $911.59 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $860.62 | $860.62 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $270.25 | $270.25 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $236.77 | $236.77 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $228.98 | $228.98 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $228.91 | $228.91 | Paid |
| Combined Rate | 2.6298% | 2.3876% | 2.1873% | 2.2241% | 2.2822% | +0.0581% | $5,225.95 | $5,225.95 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILE Leander ISD | 1.0869% | $2,488.83 | 47.6% |
| CJO City of Jonestown | 0.3981% | $911.59 | 17.4% |
| TCO Travis County | 0.3758% | $860.62 | 16.5% |
| THD Travis Central Health | 0.1180% | $270.25 | 5.2% |
| ACT Austin Community College | 0.1034% | $236.77 | 4.5% |
| E01 Travis County ESD # 01 | 0.1000% | $228.98 | 4.4% |
| E07 Travis County ESD # 07 | 0.1000% | $228.91 | 4.4% |
| Total | 2.2822% | $5,225.95 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $311,126 | $352,282 | -11.7% |
| Assessed Value | $274,781 | $274,781 | +0.0% |
| Land Value | $311,126 | $352,282 | -11.7% |
| Improvement Value | — | — | — |
| Taxable Value | $274,781 | $274,781 | +0.0% |
| HS Cap Loss | -$36,345 | — | |
| Total Tax 2026 = estimate |
~$6,271
Estimated
|
~$5,226
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $311,126 | $311,126 | — | −$36,345 | $274,781 | $274,781 | Not yet — post-cert | Preliminary |
| 2025 | $352,282 | $352,282 | — | −$77,501 | $274,781 | $274,781 | ~$5,226 | Partial |
| 2024 | $352,282 | $352,282 | — | −$111,320 | $240,962 | $240,962 | $5,093 | Verified |
| 2023 | $352,282 | $352,282 | — | — | $352,282 | $352,282 | $4,392 | Verified |
| 2022 | $148,039 | $148,039 | — | — | $148,039 | $148,039 | $3,535 | Verified |
| 2021 | $125,816 | $125,816 | — | — | $125,816 | $125,816 | $3,309 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -11.7% | +0.0% | 88.3% | Not available | Partial |
| 2025 | +0.0% | +14.0% | 78.0% | Not available | Partial |
| 2024 | +0.0% | -31.6% | 68.4% | No billing data | Verified |
| 2023 | +138.0% ! | +138.0% | ~100% | No billing data | Verified |
| 2022 | +17.7% | +17.7% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +180.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -11.7% | +28.8% | +19.9% | +138.0% | 2023 | -11.7% | 2026 |
| Assessment Ratio | 88.3% | 89.1% | — | 100.0% | 2021 | 68.4% | 2024 |
| Effective Tax Rate (2025) | 1.4800% | 1.4800% | — | 1.4800% | 2025 | 1.4800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,226 | $4,311 | ~$11,015 | $5,226 | 2025 | $3,309 | 2021 |
Market value changed by 138% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$372,886 | ~$372,886 | ~2.1953% | ~$8,186 | +19.9% |
| 2028 | ~$446,906 | ~$446,906 | ~2.1085% | ~$9,423 | +43.6% |
| 2029 | ~$535,620 | ~$535,620 | ~2.0216% | ~$10,828 | +72.2% |
| 2030 | ~$641,943 | ~$641,943 | ~1.9347% | ~$12,420 | +106.3% |
| 2031 | ~$769,373 | ~$769,373 | ~1.8478% | ~$14,217 | +147.3% |
| 2027 | ~$366,664 | ~$366,664 | ~2.2822% | ~$8,368 | +17.9% |
| 2028 | ~$432,115 | ~$432,115 | ~2.2822% | ~$9,862 | +38.9% |
| 2029 | ~$509,250 | ~$509,250 | ~2.2822% | ~$11,622 | +63.7% |
| 2030 | ~$600,154 | ~$600,154 | ~2.2822% | ~$13,697 | +92.9% |
| 2031 | ~$707,285 | ~$707,285 | ~2.2822% | ~$16,142 | +127.3% |
| 2027 | ~$379,109 | ~$379,109 | ~2.1519% | ~$8,158 | +21.9% |
| 2028 | ~$461,946 | ~$461,946 | ~2.0216% | ~$9,339 | +48.5% |
| 2029 | ~$562,884 | ~$562,884 | ~1.8912% | ~$10,646 | +80.9% |
| 2030 | ~$685,877 | ~$685,877 | ~1.7609% | ~$12,078 | +120.4% |
| 2031 | ~$835,745 | ~$835,745 | ~1.6306% | ~$13,628 | +168.6% |
In 2025, this property's market value of $352,282 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — 4× 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 | $352,282 | $24,862 | $84,423 | $362,804 | ↑ Above median | +2.1% |
| 2024 | $352,282 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $352,282 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $148,039 | $15,000 | $55,000 | $180,000 | ↑ Above median | +100.0% |
| 2021 | $125,816 | $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 | — |