FISH LN 78660
| Owner | MATCHLESS REAL ESTATE LLC |
|---|---|
| Parcel ID | 0258331602 |
| Short ID | 971051 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 207,346 SF |
| Acres | 4.760 |
| Year Built | — |
| Legal | MATCHLESS REAL SUBD BLK A LOT 1 |
| Neighborhood | NE2 |
| Land | $2,021,620 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,021,620 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $2,021,620 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,021,620 |
| Value Limitation Adjustment (−) (homestead cap) | −$678,021 |
| Net Appraised (assessed) | $1,343,599 |
| Taxable Value | $1,343,599 |
|---|
Appreciation: Market value has risen +116.7% from $933,055 (2023) to $2,021,620 (2025), a CAGR of 47.2% over 2 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 +18.1%, so this parcel has outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.2282% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $29,938. Pflugerville ISD is the largest single contributor, at 49.7% of the total 2025 levy.
Assessment Gap: Assessed value ($1,343,599) is $678,021 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 ($2,021,620 land vs $0 improvements), about $10/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 $2,021,620, 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 +11.2% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $2,186,056 by 2031, with an estimated annual tax burden around $41,200. 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 |
|---|---|---|---|---|---|---|---|---|---|
| IPF Pflugerville ISD | 1.3880% | 1.2646% | 1.1092% | 1.1069% | 1.1069% | +0.0000% | $14,872.30 | $14,872.30 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $7,040.69 | $7,040.69 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,049.85 | $5,049.85 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,585.76 | $1,585.76 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,389.28 | $1,389.28 | Paid |
| Combined Rate | 2.5030% | 2.2429% | 2.0589% | 2.1382% | 2.2282% | +0.0900% | $29,937.88 | $29,937.88 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IPF Pflugerville ISD | 1.1069% | $14,872.30 | 49.7% |
| CAT City of Austin | 0.5240% | $7,040.69 | 23.5% |
| TCO Travis County | 0.3758% | $5,049.85 | 16.9% |
| THD Travis Central Health | 0.1180% | $1,585.76 | 5.3% |
| ACT Austin Community College | 0.1034% | $1,389.28 | 4.6% |
| Total | 2.2282% | $29,937.88 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,284,000 | $2,021,620 | -36.5% |
| Assessed Value | $1,284,000 | $1,343,599 | -4.4% |
| Land Value | $2,021,620 | $2,021,620 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,284,000 | $1,343,599 | -4.4% |
| Total Tax 2026 = estimate |
~$28,610
Estimated
|
~$29,938
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,284,000 | $2,021,620 | — | — | $1,284,000 | $1,284,000 | Not yet — post-cert | Preliminary |
| 2025 | $2,021,620 | $2,021,620 | — | −$678,021 | $1,343,599 | $1,343,599 | ~$29,938 | Partial |
| 2024 | $2,021,620 | $2,021,620 | — | −$901,954 | $1,119,666 | $1,119,666 | $23,941 | Verified |
| 2023 | $933,055 | $933,055 | — | — | $933,055 | $933,055 | $19,211 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -36.5% | -4.4% | ~100% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 66.5% | Not available | Partial |
| 2024 | +116.7% ! | +20.0% | 55.4% | No billing data | Verified |
| 2023 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +116.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -36.5% | +26.7% | +11.2% | +116.7% | 2024 | -36.5% | 2026 |
| Assessment Ratio | 100.0% | 80.5% | — | 100.0% | 2023 | 55.4% | 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 |
$29,938 | $24,363 | ~$35,875 | $29,938 | 2025 | $19,211 | 2023 |
Market value changed by 117% 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 |
|---|---|---|---|---|---|
| 2027 | ~$1,428,184 | ~$1,428,184 | ~2.1595% | ~$30,841 | +11.2% |
| 2028 | ~$1,588,560 | ~$1,588,560 | ~2.0908% | ~$33,213 | +23.7% |
| 2029 | ~$1,766,944 | ~$1,766,944 | ~2.0221% | ~$35,729 | +37.6% |
| 2030 | ~$1,965,360 | ~$1,965,360 | ~1.9534% | ~$38,391 | +53.1% |
| 2031 | ~$2,186,056 | ~$2,186,056 | ~1.8847% | ~$41,200 | +70.3% |
| 2027 | ~$1,402,504 | ~$1,402,504 | ~2.2282% | ~$31,250 | +9.2% |
| 2028 | ~$1,531,946 | ~$1,531,946 | ~2.2282% | ~$34,135 | +19.3% |
| 2029 | ~$1,673,334 | ~$1,673,334 | ~2.2282% | ~$37,285 | +30.3% |
| 2030 | ~$1,827,771 | ~$1,827,771 | ~2.2282% | ~$40,726 | +42.3% |
| 2031 | ~$1,996,462 | ~$1,996,462 | ~2.2282% | ~$44,485 | +55.5% |
| 2027 | ~$1,453,864 | ~$1,453,864 | ~2.1251% | ~$30,897 | +13.2% |
| 2028 | ~$1,646,201 | ~$1,646,201 | ~2.0221% | ~$33,288 | +28.2% |
| 2029 | ~$1,863,982 | ~$1,863,982 | ~1.9190% | ~$35,771 | +45.2% |
| 2030 | ~$2,110,574 | ~$2,110,574 | ~1.8160% | ~$38,328 | +64.4% |
| 2031 | ~$2,389,788 | ~$2,389,788 | ~1.7129% | ~$40,936 | +86.1% |
In 2025, this property's market value of $2,021,620 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 24× 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 | $2,021,620 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $2,021,620 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $933,055 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 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 | 2023–2024 | 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 | 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 | — |