F M RD 685 TX 78660
| Owner | TIMMERMAN & HAGN LTD |
|---|---|
| Parcel ID | 0274460307 |
| Short ID | 845338 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 3,336,260 SF |
| Acres | 76.590 |
| Year Built | — |
| Legal | ABS 265 SUR 4 EISELIN S ACR 78.3100 (1-D-1) |
| Neighborhood | 1NE2 |
| Land | $13,345,042 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $13,345,042 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $6,822,366 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $6,822,366 |
| Value Limitation Adjustment (−) (homestead cap) | −$6,810,781 |
| Net Appraised (assessed) | $11,585 |
| Taxable Value | $11,585 |
|---|
Appreciation: Market value has risen +117.4% from $3,138,289 (2021) to $6,822,366 (2025), a CAGR of 21.4% 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 Agricultural parcel countywide rose +96.0%, so this parcel has outpaced the broader agricultural 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 $258. Pflugerville ISD is the largest single contributor, at 50.5% of the total 2025 levy.
Assessment Gap: Assessed value ($11,585) is $6,810,781 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Agricultural. Agricultural valuation may be subject to rollback taxes if land use changes.
Value Composition: Land carries 196% of market value ($13,345,042 land vs $0 improvements), about $4/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 $6,822,366, this parcel sits in the top quartile (≥75th percentile) of Agricultural property in Travis County — county median $561,432 (P25 $179,824 / P75 $1,355,511, n=7,602). Agricultural here is the broad TCAD category — every agricultural 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 +18.3% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $30,871,029 by 2031, with an estimated annual tax burden around $608,885. 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% | $128.23 | $128.23 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $57.64 | $57.64 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $43.54 | $43.54 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $13.67 | $13.67 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $10.75 | $10.75 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $253.83 | $253.83 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IPF Pflugerville ISD | 1.1069% | $128.23 | 50.5% |
| CPF City of Pflugerville | 0.5350% | $57.64 | 22.7% |
| TCO Travis County | 0.3758% | $43.54 | 17.2% |
| THD Travis Central Health | 0.1180% | $13.67 | 5.4% |
| E02 Travis County ESD # 02 | 0.0928% | $10.75 | 4.2% |
| Total | 2.2285% | $253.83 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $13,345,042 | $6,822,366 | +95.6% |
| Assessed Value | $11,763 | $11,585 | +1.5% |
| Land Value | $13,345,042 | $13,345,042 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $11,763 | $11,585 | +1.5% |
| HS Cap Loss | -$13,333,279 | — | |
| Total Tax 2026 = estimate |
~$262
Estimated
|
~$254
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $13,345,042 | $13,345,042 | — | −$13,333,279 | $11,763 | $11,763 | Not yet — post-cert | Preliminary |
| 2025 | $6,822,366 | $13,345,042 | — | −$6,810,781 | $11,585 | $11,585 | ~$254 | Partial |
| 2024 | $6,822,366 | $13,345,042 | — | −$6,811,304 | $11,062 | $11,062 | $239 | Verified |
| 2023 | $13,345,042 | $13,345,042 | — | −$13,333,423 | $11,619 | $11,619 | $243 | Verified |
| 2022 | $6,822,366 | $12,553,156 | — | −$6,813,485 | $8,881 | $8,881 | $196 | Verified |
| 2021 | $3,138,289 | — | — | −$3,129,404 | $8,885 | $8,885 | $213 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +95.6% ! | +1.5% | 0.1% | Not available | Partial |
| 2025 | +0.0% | +4.7% | 0.2% | Not available | Partial |
| 2024 | -48.9% | -4.8% | 0.2% | No billing data | Verified |
| 2023 | +95.6% ! | +30.8% | 0.1% | No billing data | Verified |
| 2022 | +117.4% ! | -0.0% | 0.1% | No billing data | Verified |
| 2021 | base year | — | 0.3% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +117.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +95.6% | +51.9% | +18.3% | +117.4% | 2022 | -48.9% | 2024 |
| Assessment Ratio | 0.1% | 0.2% | — | 0.3% | 2021 | 0.1% | 2022 |
| Effective Tax Rate (2025) | 0.0000% | 0.0000% | — | 0.0000% | 2025 | 0.0000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$254 | $229 | ~$467,106 | $254 | 2025 | $196 | 2022 |
Market value changed by 117% 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 | ~$15,782,150 | ~$15,782,150 | ~2.1773% | ~$343,624 | +18.3% |
| 2028 | ~$18,664,330 | ~$18,664,330 | ~2.1261% | ~$396,815 | +39.9% |
| 2029 | ~$22,072,862 | ~$22,072,862 | ~2.0748% | ~$457,973 | +65.4% |
| 2030 | ~$26,103,869 | ~$26,103,869 | ~2.0236% | ~$528,234 | +95.6% |
| 2031 | ~$30,871,029 | ~$30,871,029 | ~1.9724% | ~$608,885 | +131.3% |
| 2027 | ~$15,515,250 | ~$15,515,250 | ~2.2285% | ~$345,762 | +16.3% |
| 2028 | ~$18,038,382 | ~$18,038,382 | ~2.2285% | ~$401,991 | +35.2% |
| 2029 | ~$20,971,834 | ~$20,971,834 | ~2.2285% | ~$467,364 | +57.2% |
| 2030 | ~$24,382,331 | ~$24,382,331 | ~2.2285% | ~$543,368 | +82.7% |
| 2031 | ~$28,347,453 | ~$28,347,453 | ~2.2285% | ~$631,732 | +112.4% |
| 2027 | ~$16,049,051 | ~$16,049,051 | ~2.1517% | ~$345,324 | +20.3% |
| 2028 | ~$19,300,954 | ~$19,300,954 | ~2.0748% | ~$400,461 | +44.6% |
| 2029 | ~$23,211,767 | ~$23,211,767 | ~1.9980% | ~$463,764 | +73.9% |
| 2030 | ~$27,914,999 | ~$27,914,999 | ~1.9211% | ~$536,279 | +109.2% |
| 2031 | ~$33,571,213 | ~$33,571,213 | ~1.8443% | ~$619,140 | +151.6% |
In 2025, this property's market value of $6,822,366 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 12× the county median of $561,432. Agricultural here is the broad TCAD category — every agricultural 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 | $6,822,366 | $179,824 | $561,432 | $1,355,511 | ↑ Top 25% | +0.0% |
| 2024 | $6,822,366 | $193,498 | $574,650 | $1,361,070 | ↑ Top 25% | +23.7% |
| 2023 | $13,345,042 | $150,007 | $423,072 | $1,000,412 | ↑ Top 25% | +0.0% |
| 2022 | $6,822,366 | $166,375 | $416,994 | $932,726 | ↑ Top 25% | +46.1% |
| 2021 | $3,138,289 | $105,498 | $286,444 | $607,111 | ↑ 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 | — |