F M RD 1431 TX 78641
| Owner | GOIN WILLIAM F & JUDY |
|---|---|
| Parcel ID | 0502400106 |
| Short ID | 513818 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 18,295 SF |
| Acres | 0.420 |
| Year Built | — |
| Legal | ABS 2209 CARTER L ACR .42 |
| Neighborhood | _RGN145 |
| Land | $63,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $63,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $63,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $63,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$14,616 |
| Net Appraised (assessed) | $48,384 |
| Taxable Value | $48,384 |
|---|
Appreciation: Market value has risen +100.0% from $31,500 (2021) to $63,000 (2025), a CAGR of 18.9% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2025→2026), 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 +283.7%, so this parcel has lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 1.8841% in 2025 (+0.0525% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $912. Leander ISD is the largest single contributor, at 57.7% of the total 2025 levy.
Assessment Gap: Assessed value ($48,384) is $14,616 below market value, suggesting potential for an upward assessment in future years.
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 ($63,000 land vs $0 improvements), about $3/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 $63,000, this parcel sits in the lower-middle (25th–50th 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 +31.9% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $504,000 by 2031, with an estimated annual tax burden around $8,067. 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILE Leander ISD | 1.3370% | 1.2746% | 1.1087% | 1.0869% | 1.0869% | +0.0000% | $525.89 | $525.89 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $181.85 | $181.85 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $57.10 | $57.10 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $50.03 | $50.03 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $48.38 | $48.38 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $48.37 | $48.37 | Paid |
| Combined Rate | 2.1110% | 1.9686% | 1.7968% | 1.8316% | 1.8841% | +0.0525% | $911.62 | $911.62 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILE Leander ISD | 1.0869% | $525.89 | 57.7% |
| TCO Travis County | 0.3758% | $181.85 | 19.9% |
| THD Travis Central Health | 0.1180% | $57.10 | 6.3% |
| ACT Austin Community College | 0.1034% | $50.03 | 5.5% |
| E01 Travis County ESD # 01 | 0.1000% | $48.38 | 5.3% |
| E07 Travis County ESD # 07 | 0.1000% | $48.37 | 5.3% |
| Total | 1.8841% | $911.62 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $126,000 | $63,000 | +100.0% |
| Assessed Value | $58,061 | $48,384 | +20.0% |
| Land Value | $126,000 | $63,000 | +100.0% |
| Improvement Value | — | — | — |
| Taxable Value | $58,061 | $48,384 | +20.0% |
| HS Cap Loss | -$67,939 | — | |
| Total Tax 2026 = estimate |
~$1,094
Estimated
|
~$912
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $126,000 | $126,000 | — | −$67,939 | $58,061 | $58,061 | Not yet — post-cert | Preliminary |
| 2025 | $63,000 | $63,000 | — | −$14,616 | $48,384 | $48,384 | ~$912 | Partial |
| 2024 | $63,000 | $63,000 | — | −$22,680 | $40,320 | $40,320 | $738 | Verified |
| 2023 | $33,600 | $33,600 | — | — | $33,600 | $33,600 | $604 | Verified |
| 2022 | $28,800 | $28,800 | — | — | $28,800 | $28,800 | $567 | Verified |
| 2021 | $31,500 | $31,500 | — | — | $31,500 | $31,500 | $665 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +100.0% ! | +20.0% | 46.1% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 76.8% | Not available | Partial |
| 2024 | +87.5% ! | +20.0% | 64.0% | No billing data | Verified |
| 2023 | +16.7% | +16.7% | ~100% | No billing data | Verified |
| 2022 | -8.6% | -8.6% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +100.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +100.0% | +39.1% | +32.0% | +100.0% | 2026 | -8.6% | 2022 |
| Assessment Ratio | 46.1% | 81.1% | — | 100.0% | 2021 | 46.1% | 2026 |
| Effective Tax Rate (2025) | 1.4500% | 1.4500% | — | 1.4500% | 2025 | 1.4500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$912 | $697 | ~$5,256 | $912 | 2025 | $567 | 2022 |
Market value changed by 88% 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 | ~$166,258 | ~$166,258 | ~1.8274% | ~$3,038 | +32.0% |
| 2028 | ~$219,379 | ~$219,379 | ~1.7707% | ~$3,885 | +74.1% |
| 2029 | ~$289,472 | ~$289,472 | ~1.7140% | ~$4,962 | +129.7% |
| 2030 | ~$381,961 | ~$381,961 | ~1.6573% | ~$6,330 | +203.1% |
| 2031 | ~$504,000 | ~$504,000 | ~1.6006% | ~$8,067 | +300.0% |
| 2027 | ~$163,738 | ~$163,738 | ~1.8841% | ~$3,085 | +30.0% |
| 2028 | ~$212,779 | ~$212,779 | ~1.8841% | ~$4,009 | +68.9% |
| 2029 | ~$276,508 | ~$276,508 | ~1.8841% | ~$5,210 | +119.5% |
| 2030 | ~$359,324 | ~$359,324 | ~1.8841% | ~$6,770 | +185.2% |
| 2031 | ~$466,944 | ~$466,944 | ~1.8841% | ~$8,798 | +270.6% |
| 2027 | ~$168,778 | ~$168,778 | ~1.7991% | ~$3,036 | +34.0% |
| 2028 | ~$226,079 | ~$226,079 | ~1.7140% | ~$3,875 | +79.4% |
| 2029 | ~$302,835 | ~$302,835 | ~1.6289% | ~$4,933 | +140.3% |
| 2030 | ~$405,650 | ~$405,650 | ~1.5439% | ~$6,263 | +221.9% |
| 2031 | ~$543,372 | ~$543,372 | ~1.4588% | ~$7,927 | +331.2% |
In 2025, this property's market value of $63,000 places it in the 25th–50th percentile for Land/Vacant properties in Travis County (35611 comparable) — -25% below 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 | $63,000 | $24,862 | $84,423 | $362,804 | ↓ Below median | +2.1% |
| 2024 | $63,000 | $23,000 | $66,000 | $328,966 | ↓ Below median | +0.0% |
| 2023 | $33,600 | $24,692 | $71,500 | $270,000 | ↓ Below median | +0.0% |
| 2022 | $28,800 | $15,000 | $55,000 | $180,000 | ↓ Below median | +100.0% |
| 2021 | $31,500 | $8,000 | $22,000 | $81,900 | ↑ Above median | 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 | — |