F M RD 685 78660
| Owner | ARS CROSSINGS LLC |
|---|---|
| Parcel ID | 0286490235 |
| Short ID | 954035 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 240,930 SF |
| Acres | 5.531 |
| Year Built | — |
| Legal | FALCON POINTE SEC 4A REPLAT BLK A LOT 1 LOT 1B |
| Neighborhood | FE2 |
| Land | $1,686,513 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,686,513 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,686,513 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,686,513 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,686,513 |
| Taxable Value | $1,686,513 |
|---|
Appreciation: Market value has risen +40.0% from $1,204,652 (2022) to $1,686,513 (2025), a CAGR of 11.9% over 3 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 +53.5%, so this parcel has lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 2.4931% in 2025 (+0.0246% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $42,047. Pflugerville ISD is the largest single contributor, at 44.4% 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 ($1,686,513 land vs $0 improvements), about $7/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 $1,686,513, 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 +8.8% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $2,568,324 by 2031, with an estimated annual tax burden around $53,747. 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% | $18,668.01 | $18,668.01 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $9,022.84 | $9,022.84 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,338.67 | $6,338.67 | Paid |
| U6G Travis County MUD # 15 | 0.3800% | 0.3462% | 0.3140% | 0.2725% | 0.2646% | -0.0079% | $4,462.51 | $4,462.51 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,990.47 | $1,990.47 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $1,564.49 | $1,564.49 | Paid |
| Combined Rate | 2.8135% | 2.5890% | 2.4420% | 2.4685% | 2.4931% | +0.0246% | $42,046.99 | $42,046.99 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IPF Pflugerville ISD | 1.1069% | $18,668.01 | 44.4% |
| CPF City of Pflugerville | 0.5350% | $9,022.84 | 21.5% |
| TCO Travis County | 0.3758% | $6,338.67 | 15.1% |
| U6G Travis County MUD # 15 | 0.2646% | $4,462.51 | 10.6% |
| THD Travis Central Health | 0.1180% | $1,990.47 | 4.7% |
| E02 Travis County ESD # 02 | 0.0928% | $1,564.49 | 3.7% |
| Total | 2.4931% | $42,046.99 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,686,513 | $1,686,513 | +0.0% |
| Assessed Value | $1,686,513 | $1,686,513 | +0.0% |
| Land Value | $1,686,513 | $1,686,513 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,686,513 | $1,686,513 | +0.0% |
| Total Tax 2026 = estimate |
~$42,047
Estimated
|
~$42,047
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,686,513 | $1,686,513 | — | — | $1,686,513 | $1,686,513 | Not yet — post-cert | Preliminary |
| 2025 | $1,686,513 | $1,686,513 | — | — | $1,686,513 | $1,686,513 | ~$42,047 | Partial |
| 2024 | $1,686,513 | $1,686,513 | — | — | $1,686,513 | $1,686,513 | $41,632 | Verified |
| 2023 | $1,686,513 | $1,686,513 | — | — | $1,686,513 | $1,686,513 | $41,185 | Verified |
| 2022 | $1,204,652 | $1,204,652 | — | — | $1,204,652 | $1,204,652 | $31,189 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2023 | +40.0% | +40.0% | ~100% | No billing data | Verified |
| 2022 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +40.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +10.0% | +8.8% | +40.0% | 2023 | +0.0% | 2024 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2022 | 100.0% | 2022 |
| Effective Tax Rate (2025) | 2.4900% | 2.4900% | — | 2.4900% | 2025 | 2.4900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$42,047 | $39,013 | ~$48,955 | $42,047 | 2025 | $31,189 | 2022 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$1,834,517 | ~$1,834,517 | ~2.4130% | ~$44,268 | +8.8% |
| 2028 | ~$1,995,509 | ~$1,995,509 | ~2.3330% | ~$46,554 | +18.3% |
| 2029 | ~$2,170,630 | ~$2,170,630 | ~2.2529% | ~$48,902 | +28.7% |
| 2030 | ~$2,361,118 | ~$2,361,118 | ~2.1728% | ~$51,302 | +40.0% |
| 2031 | ~$2,568,324 | ~$2,568,324 | ~2.0927% | ~$53,747 | +52.3% |
| 2027 | ~$1,800,787 | ~$1,800,787 | ~2.4931% | ~$44,896 | +6.8% |
| 2028 | ~$1,922,803 | ~$1,922,803 | ~2.4931% | ~$47,938 | +14.0% |
| 2029 | ~$2,053,087 | ~$2,053,087 | ~2.4931% | ~$51,186 | +21.7% |
| 2030 | ~$2,192,199 | ~$2,192,199 | ~2.4931% | ~$54,654 | +30.0% |
| 2031 | ~$2,340,736 | ~$2,340,736 | ~2.4931% | ~$58,358 | +38.8% |
| 2027 | ~$1,868,247 | ~$1,868,247 | ~2.3730% | ~$44,334 | +10.8% |
| 2028 | ~$2,069,564 | ~$2,069,564 | ~2.2529% | ~$46,625 | +22.7% |
| 2029 | ~$2,292,575 | ~$2,292,575 | ~2.1327% | ~$48,895 | +35.9% |
| 2030 | ~$2,539,617 | ~$2,539,617 | ~2.0126% | ~$51,113 | +50.6% |
| 2031 | ~$2,813,279 | ~$2,813,279 | ~1.8925% | ~$53,241 | +66.8% |
In 2025, this property's market value of $1,686,513 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 20× 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 | $1,686,513 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $1,686,513 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $1,686,513 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $1,204,652 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 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 | 2022–2024 | 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 | 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 | — |