F M RD 1431 TX 78641
| Owner | HIGHLAND MANAGEMENT INC |
|---|---|
| Parcel ID | 0501160103 |
| Short ID | 352932 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 10,119,424 SF |
| Acres | 232.310 |
| Year Built | — |
| Legal | ABS 2489 SUR 1 HALL A C ACR 232.310 (1-D-1W) |
| Neighborhood | _RGN150 |
| Land | $7,512,258 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $7,512,258 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $3,090,908 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,090,908 |
| Value Limitation Adjustment (−) (homestead cap) | −$3,067,089 |
| Net Appraised (assessed) | $23,819 |
| Taxable Value | $23,819 |
|---|
Appreciation: Market value has risen +33.5% from $2,315,339 (2021) to $3,090,908 (2025), a CAGR of 7.5% over 4 years. This represents moderate, steady growth. 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 4 taxing entities is 0.6938% in 2025 (+0.0504% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $165. Travis County is the largest single contributor, at 54.2% of the total 2025 levy.
Assessment Gap: Assessed value ($23,819) is $3,067,089 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 243% of market value ($7,512,258 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 $3,090,908, 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 -9.5% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $2,118,298 by 2031, with an estimated annual tax burden around $15,350. 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 |
|---|---|---|---|---|---|---|---|---|---|
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $89.52 | $89.52 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $28.11 | $28.11 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $23.82 | $23.82 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $23.81 | $23.81 | Paid |
| Combined Rate | 0.6692% | 0.5953% | 0.5895% | 0.6434% | 0.6938% | +0.0504% | $165.26 | $165.26 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| TCO Travis County | 0.3758% | $89.52 | 54.2% |
| THD Travis Central Health | 0.1180% | $28.11 | 17.0% |
| E01 Travis County ESD # 01 | 0.1000% | $23.82 | 14.4% |
| E07 Travis County ESD # 07 | 0.1000% | $23.81 | 14.4% |
| Total | 0.6938% | $165.26 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,484,650 | $3,090,908 | +12.7% |
| Assessed Value | $24,544 | $23,819 | +3.0% |
| Land Value | $3,484,650 | $7,512,258 | -53.6% |
| Improvement Value | — | — | — |
| Taxable Value | $24,544 | $23,819 | +3.0% |
| HS Cap Loss | -$3,460,106 | — | |
| Total Tax 2026 = estimate |
~$170
Estimated
|
~$165
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $3,484,650 | $3,484,650 | — | −$3,460,106 | $24,544 | $24,544 | Not yet — post-cert | Preliminary |
| 2025 | $3,090,908 | $7,512,258 | — | −$3,067,089 | $23,819 | $23,819 | ~$165 | Partial |
| 2024 | $3,090,908 | $7,512,258 | — | −$3,069,010 | $21,898 | $21,898 | $141 | Verified |
| 2023 | $3,530,187 | $5,189,158 | — | −$3,508,122 | $22,065 | $22,065 | $130 | Verified |
| 2022 | $5,189,158 | $5,189,158 | — | −$5,168,134 | $21,024 | $21,024 | $125 | Verified |
| 2021 | $2,315,339 | — | — | −$2,295,370 | $19,969 | $19,969 | $134 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +12.7% | +3.0% | 0.7% | Not available | Partial |
| 2025 | +0.0% | +8.8% | 0.8% | Not available | Partial |
| 2024 | -12.4% | -0.8% | 0.7% | No billing data | Verified |
| 2023 | -32.0% | +5.0% | 0.6% | No billing data | Verified |
| 2022 | +124.1% ! | +5.3% | 0.4% | No billing data | Verified |
| 2021 | base year | — | 0.9% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +33.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +12.7% | +18.5% | -9.5% | +124.1% | 2022 | -32.0% | 2023 |
| Assessment Ratio | 0.7% | 0.7% | — | 0.9% | 2021 | 0.4% | 2022 |
| 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 |
$165 | $139 | ~$18,564 | $165 | 2025 | $125 | 2022 |
Market value changed by 124% 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 | ~$3,154,458 | ~$3,154,458 | ~0.7000% | ~$22,081 | -9.5% |
| 2028 | ~$2,855,553 | ~$2,855,553 | ~0.7062% | ~$20,165 | -18.1% |
| 2029 | ~$2,584,972 | ~$2,584,972 | ~0.7123% | ~$18,413 | -25.8% |
| 2030 | ~$2,340,030 | ~$2,340,030 | ~0.7185% | ~$16,813 | -32.8% |
| 2031 | ~$2,118,298 | ~$2,118,298 | ~0.7247% | ~$15,350 | -39.2% |
| 2027 | ~$3,310,418 | ~$3,310,418 | ~0.6938% | ~$22,969 | -5.0% |
| 2028 | ~$3,144,897 | ~$3,144,897 | ~0.6938% | ~$21,820 | -9.7% |
| 2029 | ~$2,987,652 | ~$2,987,652 | ~0.6938% | ~$20,729 | -14.3% |
| 2030 | ~$2,838,269 | ~$2,838,269 | ~0.6938% | ~$19,693 | -18.5% |
| 2031 | ~$2,696,356 | ~$2,696,356 | ~0.6938% | ~$18,708 | -22.6% |
| 2027 | ~$3,224,151 | ~$3,224,151 | ~0.7031% | ~$22,668 | -7.5% |
| 2028 | ~$2,983,126 | ~$2,983,126 | ~0.7123% | ~$21,250 | -14.4% |
| 2029 | ~$2,760,119 | ~$2,760,119 | ~0.7216% | ~$19,916 | -20.8% |
| 2030 | ~$2,553,783 | ~$2,553,783 | ~0.7308% | ~$18,664 | -26.7% |
| 2031 | ~$2,362,872 | ~$2,362,872 | ~0.7401% | ~$17,487 | -32.2% |
In 2025, this property's market value of $3,090,908 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 | $3,090,908 | $179,824 | $561,432 | $1,355,511 | ↑ Top 25% | +0.0% |
| 2024 | $3,090,908 | $193,498 | $574,650 | $1,361,070 | ↑ Top 25% | +23.7% |
| 2023 | $3,530,187 | $150,007 | $423,072 | $1,000,412 | ↑ Top 25% | +0.0% |
| 2022 | $5,189,158 | $166,375 | $416,994 | $932,726 | ↑ Top 25% | +46.1% |
| 2021 | $2,315,339 | $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 | — |