F M RD 685 TX 78660
| Owner | VERDOT AT PFLUGERVILLE WEST LLC |
|---|---|
| Parcel ID | 0278480102 |
| Short ID | 839300 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 1,685,437 SF |
| Acres | 38.692 |
| Year Built | — |
| Legal | ABS 231 SUR 13 DAVIS J ACR 61.4275 (1-D-1) |
| Neighborhood | 1NE3 |
| Land | $7,584,465 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $7,584,465 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $7,200,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $7,200,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$7,187,499 |
| Net Appraised (assessed) | $12,501 |
| Taxable Value | $12,501 |
|---|
Appreciation: Market value has fallen -40.2% from $12,041,018 (2021) to $7,200,000 (2025), a CAGR of -12.1% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→2022), 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 lagged 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 $279. Pflugerville ISD is the largest single contributor, at 49.7% of the total 2025 levy.
Assessment Gap: Assessed value ($12,501) is $7,187,499 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 105% of market value ($7,584,465 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 $7,200,000, 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 -1.9% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $6,908,533 by 2031, with an estimated annual tax burden around $136,260. 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% | $138.37 | $138.37 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $66.88 | $66.88 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $46.98 | $46.98 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $14.75 | $14.75 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $11.60 | $11.60 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $278.58 | $278.58 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IPF Pflugerville ISD | 1.1069% | $138.37 | 49.7% |
| CPF City of Pflugerville | 0.5350% | $66.88 | 24.0% |
| TCO Travis County | 0.3758% | $46.98 | 16.9% |
| THD Travis Central Health | 0.1180% | $14.75 | 5.3% |
| E02 Travis County ESD # 02 | 0.0928% | $11.60 | 4.2% |
| Total | 2.2285% | $278.58 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $7,584,465 | $7,200,000 | +5.3% |
| Assessed Value | $12,827 | $12,501 | +2.6% |
| Land Value | $7,584,465 | $7,584,465 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $12,827 | $12,501 | +2.6% |
| HS Cap Loss | -$7,571,638 | — | |
| Total Tax 2026 = estimate |
~$286
Estimated
|
~$279
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $7,584,465 | $7,584,465 | — | −$7,571,638 | $12,827 | $12,827 | Not yet — post-cert | Preliminary |
| 2025 | $7,200,000 | $7,584,465 | — | −$7,187,499 | $12,501 | $12,501 | ~$279 | Partial |
| 2024 | $7,200,000 | $7,584,465 | — | −$7,188,561 | $11,439 | $11,439 | $251 | Verified |
| 2023 | $8,172,525 | $8,172,525 | — | −$8,158,838 | $13,687 | $13,687 | $291 | Verified |
| 2022 | $8,172,525 | $8,172,525 | — | −$8,158,553 | $13,972 | $13,972 | $313 | Verified |
| 2021 | $12,041,018 | — | — | −$12,020,028 | $20,990 | $20,990 | $511 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +5.3% | +2.6% | 0.2% | Not available | Partial |
| 2025 | +0.0% | +9.3% | 0.2% | Not available | Partial |
| 2024 | -11.9% | -16.4% | 0.2% | No billing data | Verified |
| 2023 | +0.0% | -2.0% | 0.2% | No billing data | Verified |
| 2022 | -32.1% | -33.4% | 0.2% | No billing data | Verified |
| 2021 | base year | — | 0.2% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): -40.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +5.3% | -7.7% | -1.8% | +5.3% | 2026 | -32.1% | 2022 |
| Assessment Ratio | 0.2% | 0.2% | — | 0.2% | 2021 | 0.2% | 2021 |
| 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 |
$279 | $329 | ~$148,982 | $511 | 2021 | $251 | 2024 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$7,444,184 | ~$7,444,184 | ~2.1773% | ~$162,082 | -1.8% |
| 2028 | ~$7,306,498 | ~$7,306,498 | ~2.1261% | ~$155,341 | -3.7% |
| 2029 | ~$7,171,359 | ~$7,171,359 | ~2.0748% | ~$148,793 | -5.4% |
| 2030 | ~$7,038,719 | ~$7,038,719 | ~2.0236% | ~$142,435 | -7.2% |
| 2031 | ~$6,908,533 | ~$6,908,533 | ~1.9724% | ~$136,260 | -8.9% |
| 2027 | ~$7,292,495 | ~$7,292,495 | ~2.2285% | ~$162,516 | -3.8% |
| 2028 | ~$7,011,765 | ~$7,011,765 | ~2.2285% | ~$156,259 | -7.6% |
| 2029 | ~$6,741,842 | ~$6,741,842 | ~2.2285% | ~$150,244 | -11.1% |
| 2030 | ~$6,482,309 | ~$6,482,309 | ~2.2285% | ~$144,460 | -14.5% |
| 2031 | ~$6,232,768 | ~$6,232,768 | ~2.2285% | ~$138,899 | -17.8% |
| 2027 | ~$7,595,874 | ~$7,595,874 | ~2.1517% | ~$163,439 | +0.2% |
| 2028 | ~$7,607,300 | ~$7,607,300 | ~2.0748% | ~$157,838 | +0.3% |
| 2029 | ~$7,618,743 | ~$7,618,743 | ~1.9980% | ~$152,220 | +0.5% |
| 2030 | ~$7,630,203 | ~$7,630,203 | ~1.9211% | ~$146,585 | +0.6% |
| 2031 | ~$7,641,681 | ~$7,641,681 | ~1.8443% | ~$140,932 | +0.8% |
In 2025, this property's market value of $7,200,000 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 13× 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 | $7,200,000 | $179,824 | $561,432 | $1,355,511 | ↑ Top 25% | +0.0% |
| 2024 | $7,200,000 | $193,498 | $574,650 | $1,361,070 | ↑ Top 25% | +23.7% |
| 2023 | $8,172,525 | $150,007 | $423,072 | $1,000,412 | ↑ Top 25% | +0.0% |
| 2022 | $8,172,525 | $166,375 | $416,994 | $932,726 | ↑ Top 25% | +46.1% |
| 2021 | $12,041,018 | $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 | — |