14111 F M RD 2769 TX 78641
| Owner | TRAN PHONG & TRULY NGUYEN |
|---|---|
| Parcel ID | 0168400245 |
| Short ID | 375887 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | — |
| Acres | — |
| Year Built | — |
| Legal | LOT 13 BLK A CYPRESS ACRES A-D |
| Neighborhood | T9010WF |
| Land | $377,892 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $377,892 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $377,892 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $377,892 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $377,892 |
| Taxable Value | $377,892 |
|---|
Appreciation: Market value has risen +190.7% from $130,000 (2021) to $377,892 (2025), a CAGR of 30.6% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2025), 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 +487.2%, so this parcel has lagged the broader land/vacant 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 $6,742. Leander ISD is the largest single contributor, at 60.9% 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 ($377,892 land vs $0 improvements). 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 $377,892, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, 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 +30.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,434,327 by 2030, with an estimated annual tax burden around $21,524. 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.
Market value changed by 80% in 2024, 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% | $4,107.31 | $4,107.31 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,420.29 | $1,420.29 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $446.00 | $446.00 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $390.74 | $390.74 | Paid |
| E14 Travis County ESD # 14 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $377.89 | $377.89 | Paid |
| Combined Rate | 2.0110% | 1.8902% | 1.7126% | 1.7406% | 1.7842% | +0.0436% | $6,742.23 | $6,742.23 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $340,103 | $377,892 | -10.0% |
| Assessed Value | $340,103 | $377,892 | -10.0% |
| Land Value | $340,103 | $377,892 | -10.0% |
| Improvement Value | — | — | — |
| Taxable Value | $340,103 | $377,892 | -10.0% |
| Total Tax 2026 = estimate |
~$6,068
Estimated
|
~$6,742
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $340,103 | $340,103 | +0 (+0.0%) |
| Taxable Value | $340,103 | $340,103 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $340,103 | $340,103 | — | — | $340,103 | $340,103 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $377,892 | $377,892 | — | — | $377,892 | $377,892 | ~$6,742 | Partial |
| 2024 | $— | — | — | — | $400,000 | $— | $6,578 | Verified |
| 2023 | $— | — | — | — | $314,910 | $— | $5,393 | Verified |
| 2022 | $— | — | — | — | $188,946 | $— | $3,572 | Verified |
| 2021 | $130,000 | — | — | — | $188,946 ! | $— | $3,800 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -10.0% | -10.0% | ~100% | Not available | Partial |
| 2025 | -33.3% | +0.0% | ~100% | Not available | Partial |
| 2024 | +80.0% ! | +20.0% | 66.7% | 1.1600% | Verified |
| 2023 | +66.7% | +66.7% | ~100% | 1.7100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.8900% | Verified |
| 2021 | base year | — | ~100% | 2.9200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +100.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -10.0% | +90.3% | +33.5% | +190.7% | 2025 | -10.0% | 2026 |
| Assessment Ratio | 100.0% | 115.1% | — | 145.3% | 2021 | 100.0% | 2025 |
| 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 |
$6,742 | $5,271 | ~$14,300 | $6,742 | 2025 | $3,800 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$493,428 | ~$493,428 | ~1.7275% | ~$8,524 | +30.6% |
| 2027 | ~$644,288 | ~$644,288 | ~1.6708% | ~$10,765 | +70.5% |
| 2028 | ~$841,271 | ~$841,271 | ~1.6141% | ~$13,579 | +122.6% |
| 2029 | ~$1,098,480 | ~$1,098,480 | ~1.5574% | ~$17,107 | +190.7% |
| 2030 | ~$1,434,327 | ~$1,434,327 | ~1.5007% | ~$21,524 | +279.6% |
| 2026 | ~$485,870 | ~$485,870 | ~1.7842% | ~$8,669 | +28.6% |
| 2027 | ~$624,702 | ~$624,702 | ~1.7842% | ~$11,146 | +65.3% |
| 2028 | ~$803,203 | ~$803,203 | ~1.7842% | ~$14,330 | +112.5% |
| 2029 | ~$1,032,709 | ~$1,032,709 | ~1.7842% | ~$18,425 | +173.3% |
| 2030 | ~$1,327,793 | ~$1,327,793 | ~1.7842% | ~$23,690 | +251.4% |
| 2026 | ~$500,986 | ~$500,986 | ~1.6991% | ~$8,512 | +32.6% |
| 2027 | ~$664,176 | ~$664,176 | ~1.6141% | ~$10,720 | +75.8% |
| 2028 | ~$880,523 | ~$880,523 | ~1.5290% | ~$13,463 | +133.0% |
| 2029 | ~$1,167,344 | ~$1,167,344 | ~1.4440% | ~$16,856 | +208.9% |
| 2030 | ~$1,547,592 | ~$1,547,592 | ~1.3589% | ~$21,030 | +309.5% |
In 2025, this property's market value of $377,892 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 4× the county median of $85,028. 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 | $377,892 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | — | $23,000 | $66,000 | $330,000 | — | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $130,000 | $6,000 | $14,480 | $80,000 | ↑ Top 25% | 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.