13987 F M RD 2769 TX 78726
| Owner | 2731 INC |
|---|---|
| Parcel ID | 0166400107 |
| Short ID | 168816 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 1,176 SF |
| Land SF | 545,240 SF |
| Acres | 12.517 |
| Year Built | 2006 |
| Legal | ABS 623 SUR 500 PEVETOE M & ABS 2287 SUR 57 NICHOLS A W & VAR SURV ACR 12.517 |
| Neighborhood | 95TRAV_N |
| Land | $4,216,313 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,216,313 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,707,243 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,707,243 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,707,243 |
| Taxable Value | $1,707,243 |
|---|
Appreciation: Market value has risen +3.4% from $1,650,322 (2021) to $1,707,243 (2025), a CAGR of 0.9% over 4 years. Growth has been relatively flat for this asset class. 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 Commercial parcel countywide rose +24.1%, so this parcel has lagged the broader commercial market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.7842% in 2025 (+0.0436% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $30,460. Leander ISD is the largest single contributor, at 60.9% of the total 2025 levy.
Asset Class: Commercial. No homestead exemptions apply — full market value is taxable. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 247% of market value ($4,216,313 land vs $0 improvements), about $8/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 $1,707,243, this parcel sits in the upper-middle (50th–75th percentile) of Commercial property in Travis County — county median $1,417,484 (P25 $649,268 / P75 $3,347,260, n=13,608). Commercial here is the broad TCAD category — every commercial 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 +0.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,781,163 by 2030, with an estimated annual tax burden around $26,729. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,176 SF | ✓ |
| 327 | STORAGE COMM'L | 1,055 SF | ✓ |
| 501 | CANOPY | 240 SF | ✗ |
Market value changed by 151% in 2026, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $18,556.02 | $18,556.02 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,416.59 | $6,416.59 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,014.94 | $2,014.94 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,765.29 | $1,765.29 | Paid |
| E14 Travis County ESD # 14 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $1,707.24 | $1,707.24 | Paid |
| Combined Rate | 2.0110% | 1.8902% | 1.7126% | 1.7406% | 1.7842% | +0.0436% | $30,460.08 | $30,460.08 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,288,318 | $1,707,243 | +151.2% |
| Assessed Value | $2,048,692 | $1,707,243 | +20.0% |
| Land Value | $4,216,313 | $4,216,313 | +0.0% |
| Improvement Value | $72,005 | — | — |
| Taxable Value | $2,048,692 | $1,707,243 | +20.0% |
| HS Cap Loss | -$2,239,626 | — | |
| Total Tax 2026 = estimate |
~$36,552
Estimated
|
~$30,460
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,288,318 | $4,288,318 | +0 (+0.0%) |
| Taxable Value | $2,048,692 | $2,048,692 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,288,318 | $4,216,313 | $72,005 | −$2,239,626 | $2,048,692 | $2,048,692 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,707,243 | $4,216,313 | — | — | $1,707,243 | $1,707,243 | ~$30,460 | Partial |
| 2024 | $1,706,732 | — | — | −$71,013 | $1,635,719 | $— | $29,716 | Verified |
| 2023 | $1,650,322 | — | — | −$14,603 | $1,635,719 | $— | $29,230 | Verified |
| 2022 | $1,650,322 | — | — | −$14,603 | $1,635,719 | $— | $31,195 | Verified |
| 2021 | $1,650,322 | — | — | −$14,603 | $1,635,719 | $— | $33,188 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +151.2% ! | +20.0% | 47.8% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.7400% | Verified |
| 2023 | +3.4% | +3.4% | ~100% | 1.7100% | Verified |
| 2022 | -2.2% | -2.2% | ~100% | 1.8900% | Verified |
| 2021 | base year | — | ~100% | 2.0100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +151.2% | +30.9% | -11.3% | +151.2% | 2026 | +0.0% | 2022 |
| Assessment Ratio | 47.8% | 90.1% | — | 100.0% | 2025 | 47.8% | 2026 |
| Effective Tax Rate (2025) | 1.7800% | 1.7800% | — | 1.7800% | 2025 | 1.7800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$30,460 | $30,758 | ~$28,251 | $33,188 | 2021 | $29,230 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,721,777 | ~$1,721,777 | ~1.7275% | ~$29,743 | +0.9% |
| 2027 | ~$1,736,436 | ~$1,736,436 | ~1.6708% | ~$29,012 | +1.7% |
| 2028 | ~$1,751,218 | ~$1,751,218 | ~1.6141% | ~$28,266 | +2.6% |
| 2029 | ~$1,766,127 | ~$1,766,127 | ~1.5574% | ~$27,505 | +3.4% |
| 2030 | ~$1,781,163 | ~$1,781,163 | ~1.5007% | ~$26,729 | +4.3% |
| 2026 | ~$1,687,633 | ~$1,687,633 | ~1.7842% | ~$30,110 | -1.1% |
| 2027 | ~$1,668,247 | ~$1,668,247 | ~1.7842% | ~$29,764 | -2.3% |
| 2028 | ~$1,649,085 | ~$1,649,085 | ~1.7842% | ~$29,422 | -3.4% |
| 2029 | ~$1,630,142 | ~$1,630,142 | ~1.7842% | ~$29,084 | -4.5% |
| 2030 | ~$1,611,418 | ~$1,611,418 | ~1.7842% | ~$28,750 | -5.6% |
| 2026 | ~$1,755,922 | ~$1,755,922 | ~1.6991% | ~$29,835 | +2.9% |
| 2027 | ~$1,805,990 | ~$1,805,990 | ~1.6141% | ~$29,150 | +5.8% |
| 2028 | ~$1,857,484 | ~$1,857,484 | ~1.5290% | ~$28,401 | +8.8% |
| 2029 | ~$1,910,448 | ~$1,910,448 | ~1.4440% | ~$27,586 | +11.9% |
| 2030 | ~$1,964,921 | ~$1,964,921 | ~1.3589% | ~$26,701 | +15.1% |
In 2025, this property's market value of $1,707,243 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +20% above the county median of $1,417,484. Commercial here is the broad TCAD category — every commercial 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 | $1,707,243 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,706,732 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,650,322 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,650,322 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,650,322 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above median | base yr |
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.