F M RD 685 TX 78660
| Owner | FM685 REAL ESTATE LLC |
|---|---|
| Parcel ID | 0274460112 |
| Short ID | 898567 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 48,264 SF |
| Acres | 1.108 |
| Year Built | — |
| Legal | LOT 2 CROSS PFLUGERVILLE RESUB |
| Neighborhood | 1NE3 |
| Land | $965,290 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $965,290 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $965,290 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $965,290 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $965,290 |
| Taxable Value | $965,290 |
|---|
Appreciation: Market value has risen +150.0% from $386,116 (2021) to $965,290 (2025), a CAGR of 25.7% 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 2.2285% in 2025 (+0.0325% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $21,512. Pflugerville ISD is the largest single contributor, at 49.7% 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 ($965,290 land vs $0 improvements), about $20/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 $965,290, 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 +20.1% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $2,413,225 by 2031, with an estimated annual tax burden around $47,597. 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% | $10,684.80 | $10,684.80 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $5,164.30 | $5,164.30 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,627.99 | $3,627.99 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,139.26 | $1,139.26 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $895.45 | $895.45 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $21,511.80 | $21,511.80 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IPF Pflugerville ISD | 1.1069% | $10,684.80 | 49.7% |
| CPF City of Pflugerville | 0.5350% | $5,164.30 | 24.0% |
| TCO Travis County | 0.3758% | $3,627.99 | 16.9% |
| THD Travis Central Health | 0.1180% | $1,139.26 | 5.3% |
| E02 Travis County ESD # 02 | 0.0928% | $895.45 | 4.2% |
| Total | 2.2285% | $21,511.80 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $965,290 | $965,290 | +0.0% |
| Assessed Value | $965,290 | $965,290 | +0.0% |
| Land Value | $965,290 | $965,290 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $965,290 | $965,290 | +0.0% |
| Total Tax 2026 = estimate |
~$21,512
Estimated
|
~$21,512
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $965,290 | $965,290 | — | — | $965,290 | $965,290 | Not yet — post-cert | Preliminary |
| 2025 | $965,290 | $965,290 | — | — | $965,290 | $965,290 | ~$21,512 | Partial |
| 2024 | $888,982 | $965,290 | — | — | $888,982 | $888,982 | $19,522 | Verified |
| 2023 | $386,116 | $386,116 | — | — | $386,116 | $386,116 | $8,217 | Verified |
| 2022 | $386,116 | $386,116 | — | — | $386,116 | $386,116 | $8,660 | Verified |
| 2021 | $386,116 | $386,116 | — | — | $386,116 | $386,116 | $9,396 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +8.6% | +8.6% | ~100% | Not available | Partial |
| 2024 | +130.2% ! | +130.2% | ~100% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~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): +150.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +27.8% | +20.1% | +130.2% | 2024 | +0.0% | 2022 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.2300% | 2.2300% | — | 2.2300% | 2025 | 2.2300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$21,512 | $13,461 | ~$35,562 | $21,512 | 2025 | $8,217 | 2023 |
Market value changed by 130% 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 | ~$1,159,433 | ~$1,159,433 | ~2.1773% | ~$25,244 | +20.1% |
| 2028 | ~$1,392,624 | ~$1,392,624 | ~2.1261% | ~$29,608 | +44.3% |
| 2029 | ~$1,672,714 | ~$1,672,714 | ~2.0748% | ~$34,706 | +73.3% |
| 2030 | ~$2,009,138 | ~$2,009,138 | ~2.0236% | ~$40,657 | +108.1% |
| 2031 | ~$2,413,225 | ~$2,413,225 | ~1.9724% | ~$47,597 | +150.0% |
| 2027 | ~$1,140,128 | ~$1,140,128 | ~2.2285% | ~$25,408 | +18.1% |
| 2028 | ~$1,346,633 | ~$1,346,633 | ~2.2285% | ~$30,010 | +39.5% |
| 2029 | ~$1,590,541 | ~$1,590,541 | ~2.2285% | ~$35,446 | +64.8% |
| 2030 | ~$1,878,626 | ~$1,878,626 | ~2.2285% | ~$41,866 | +94.6% |
| 2031 | ~$2,218,892 | ~$2,218,892 | ~2.2285% | ~$49,449 | +129.9% |
| 2027 | ~$1,178,739 | ~$1,178,739 | ~2.1517% | ~$25,363 | +22.1% |
| 2028 | ~$1,439,387 | ~$1,439,387 | ~2.0748% | ~$29,865 | +49.1% |
| 2029 | ~$1,757,671 | ~$1,757,671 | ~1.9980% | ~$35,118 | +82.1% |
| 2030 | ~$2,146,335 | ~$2,146,335 | ~1.9211% | ~$41,234 | +122.4% |
| 2031 | ~$2,620,942 | ~$2,620,942 | ~1.8443% | ~$48,337 | +171.5% |
In 2025, this property's market value of $965,290 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 11× 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 | $965,290 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $888,982 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $386,116 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $386,116 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $386,116 | $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 | — |