18742 F M RD 969 TX
| Owner | FELTER FAMILY FARM L L C |
|---|---|
| Parcel ID | 0307700206 |
| Short ID | 288753 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 4,512,816 SF |
| Acres | 103.600 |
| Year Built | — |
| Legal | ABS 26 SUR 11 WEBBER J F ACR 103.600 (1-D-1) |
| Neighborhood | _RGN405 |
| Land | $5,561,080 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $5,561,080 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $3,089,594 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,089,594 |
| Value Limitation Adjustment (−) (homestead cap) | −$3,077,677 |
| Net Appraised (assessed) | $11,917 |
| Taxable Value | $11,917 |
|---|
Appreciation: Market value has risen +351.8% from $683,800 (2021) to $3,089,594 (2025), a CAGR of 45.8% 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 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 1.6462% in 2025 (-0.0044% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $196. Del Valle ISD is the largest single contributor, at 57.6% of the total 2025 levy.
Assessment Gap: Assessed value ($11,917) is $3,077,677 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 180% of market value ($5,561,080 land vs $0 improvements), about $1/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 $3,089,594, 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 +35.6% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $14,159,829 by 2031, with an estimated annual tax burden around $192,419. 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 |
|---|---|---|---|---|---|---|---|---|---|
| IDV Del Valle ISD | 1.2020% | 1.1846% | 1.0028% | 0.9969% | 0.9489% | -0.0480% | $113.08 | $113.08 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $44.79 | $44.79 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $14.06 | $14.06 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $12.32 | $12.32 | Paid |
| E12 Travis County ESD # 12 | 0.1000% | 0.1000% | 0.0982% | 0.1000% | 0.1000% | +0.0000% | $11.92 | $11.92 | Paid |
| Combined Rate | 1.8760% | 1.8002% | 1.6049% | 1.6506% | 1.6462% | -0.0044% | $196.17 | $196.17 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IDV Del Valle ISD | 0.9489% | $113.08 | 57.6% |
| TCO Travis County | 0.3758% | $44.79 | 22.8% |
| THD Travis Central Health | 0.1180% | $14.06 | 7.2% |
| ACT Austin Community College | 0.1034% | $12.32 | 6.3% |
| E12 Travis County ESD # 12 | 0.1000% | $11.92 | 6.1% |
| Total | 1.6462% | $196.17 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,089,594 | $3,089,594 | +0.0% |
| Assessed Value | $13,545 | $11,917 | +13.7% |
| Land Value | $7,459,200 | $5,561,080 | +34.1% |
| Improvement Value | — | — | — |
| Taxable Value | $13,545 | $11,917 | +13.7% |
| HS Cap Loss | -$3,076,049 | — | |
| Total Tax 2026 = estimate |
~$223
Estimated
|
~$196
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $3,089,594 | $7,459,200 | — | −$3,076,049 | $13,545 | $13,545 | Not yet — post-cert | Preliminary |
| 2025 | $3,089,594 | $5,561,080 | — | −$3,077,677 | $11,917 | $11,917 | ~$196 | Partial |
| 2024 | $3,089,594 | $3,089,489 | $105 | −$3,078,605 | $10,989 | $10,989 | $181 | Verified |
| 2023 | $822,748 | $1,036,000 | — | −$808,151 | $14,597 | $14,597 | $234 | Verified |
| 2022 | $914,063 | $1,036,000 | — | −$896,907 | $17,156 | $17,156 | $309 | Verified |
| 2021 | $683,800 | — | — | −$663,602 | $20,198 | $20,198 | $379 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +13.7% | 0.4% | Not available | Partial |
| 2025 | +0.0% | +8.4% | 0.4% | Not available | Partial |
| 2024 | +275.5% ! | -24.7% | 0.4% | No billing data | Verified |
| 2023 | -10.0% | -14.9% | 1.8% | No billing data | Verified |
| 2022 | +33.7% | -15.1% | 1.9% | No billing data | Verified |
| 2021 | base year | — | 3.0% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +351.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +59.8% | +35.6% | +275.5% | 2024 | -10.0% | 2023 |
| Assessment Ratio | 0.4% | 1.3% | — | 3.0% | 2021 | 0.4% | 2024 |
| Effective Tax Rate (2025) | 0.0100% | 0.0100% | — | 0.0100% | 2025 | 0.0100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$196 | $260 | ~$121,475 | $379 | 2021 | $181 | 2024 |
Market value changed by 276% 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 | ~$4,189,216 | ~$4,189,216 | ~1.5887% | ~$66,555 | +35.6% |
| 2028 | ~$5,680,206 | ~$5,680,206 | ~1.5313% | ~$86,979 | +83.8% |
| 2029 | ~$7,701,856 | ~$7,701,856 | ~1.4738% | ~$113,511 | +149.3% |
| 2030 | ~$10,443,034 | ~$10,443,034 | ~1.4164% | ~$147,911 | +238.0% |
| 2031 | ~$14,159,829 | ~$14,159,829 | ~1.3589% | ~$192,419 | +358.3% |
| 2027 | ~$4,127,424 | ~$4,127,424 | ~1.6462% | ~$67,944 | +33.6% |
| 2028 | ~$5,513,873 | ~$5,513,873 | ~1.6462% | ~$90,768 | +78.5% |
| 2029 | ~$7,366,046 | ~$7,366,046 | ~1.6462% | ~$121,257 | +138.4% |
| 2030 | ~$9,840,385 | ~$9,840,385 | ~1.6462% | ~$161,989 | +218.5% |
| 2031 | ~$13,145,882 | ~$13,145,882 | ~1.6462% | ~$216,403 | +325.5% |
| 2027 | ~$4,251,008 | ~$4,251,008 | ~1.5600% | ~$66,315 | +37.6% |
| 2028 | ~$5,849,010 | ~$5,849,010 | ~1.4738% | ~$86,203 | +89.3% |
| 2029 | ~$8,047,720 | ~$8,047,720 | ~1.3876% | ~$111,673 | +160.5% |
| 2030 | ~$11,072,950 | ~$11,072,950 | ~1.3015% | ~$144,109 | +258.4% |
| 2031 | ~$15,235,398 | ~$15,235,398 | ~1.2153% | ~$185,152 | +393.1% |
In 2025, this property's market value of $3,089,594 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 6× 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 | $3,089,594 | $179,824 | $561,432 | $1,355,511 | ↑ Top 25% | +0.0% |
| 2024 | $3,089,594 | $193,498 | $574,650 | $1,361,070 | ↑ Top 25% | +23.7% |
| 2023 | $822,748 | $150,007 | $423,072 | $1,000,412 | ↑ Above median | +0.0% |
| 2022 | $914,063 | $166,375 | $416,994 | $932,726 | ↑ Above median | +46.1% |
| 2021 | $683,800 | $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 | — |