F M RD 2769 TX 78645
| Owner | STROUD JONATHAN & EVALYN |
|---|---|
| Parcel ID | 0168400417 |
| Short ID | 475610 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 18,382 SF |
| Acres | 0.422 |
| Year Built | — |
| Legal | ABS 623 SUR 500 PEVETOE M ACR 0.4220 |
| Neighborhood | T520WF |
| Land | $497,750 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $497,750 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $497,750 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $497,750 |
| Value Limitation Adjustment (−) (homestead cap) | −$139,370 |
| Net Appraised (assessed) | $358,380 |
| Taxable Value | $358,380 |
|---|
Appreciation: Market value has risen +522.2% from $80,000 (2021) to $497,750 (2025), a CAGR of 57.9% 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 outpaced 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 $6,394. Leander ISD is the largest single contributor, at 60.9% of the total 2025 levy.
Assessment Gap: Assessed value ($358,380) is $139,370 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 ($497,750 land vs $0 improvements), about $27/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 $497,750, 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 +57.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,891,171 by 2030, with an estimated annual tax burden around $73,400. 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 100% 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% | $3,895.23 | $3,895.23 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,346.95 | $1,346.95 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $422.97 | $422.97 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $370.56 | $370.56 | Paid |
| E14 Travis County ESD # 14 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $358.38 | $358.38 | Paid |
| Combined Rate | 2.0110% | 1.8902% | 1.7126% | 1.7406% | 1.7842% | +0.0436% | $6,394.09 | $6,394.09 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $447,975 | $497,750 | -10.0% |
| Assessed Value | $430,056 | $358,380 | +20.0% |
| Land Value | $447,975 | $497,750 | -10.0% |
| Improvement Value | — | — | — |
| Taxable Value | $430,056 | $358,380 | +20.0% |
| HS Cap Loss | -$17,919 | — | |
| Total Tax 2026 = estimate |
~$7,673
Estimated
|
~$6,394
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $447,975 | $447,975 | +0 (+0.0%) |
| Taxable Value | $430,056 | $430,056 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $447,975 | $447,975 | — | −$17,919 | $430,056 | $430,056 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $497,750 | $497,750 | — | −$139,370 | $358,380 | $358,380 | ~$6,394 | Partial |
| 2024 | $— | — | — | — | $425,000 | $— | $5,198 | Verified |
| 2023 | $— | — | — | — | $248,875 | $— | $4,262 | Verified |
| 2022 | $— | — | — | — | $107,000 | $— | $2,023 | Verified |
| 2021 | $80,000 | — | — | — | $149,325 ! | $— | $3,003 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -10.0% | +20.0% | 96.0% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 72.0% | Not available | Partial |
| 2024 | +100.0% ! | +20.0% | 60.0% | 1.0400% | Verified |
| 2023 | +66.7% | +66.7% | ~100% | 1.7100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.3500% | Verified |
| 2021 | base year | — | ~100% | 3.7500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +233.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -10.0% | +256.1% | +61.4% | +522.2% | 2025 | -10.0% | 2026 |
| Assessment Ratio | 96.0% | 118.2% | — | 186.7% | 2021 | 72.0% | 2025 |
| Effective Tax Rate (2025) | 1.2800% | 1.2800% | — | 1.2800% | 2025 | 1.2800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,394 | $4,698 | ~$37,521 | $6,394 | 2025 | $3,003 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$786,125 | ~$786,125 | ~1.7275% | ~$13,580 | +57.9% |
| 2027 | ~$1,241,572 | ~$1,241,572 | ~1.6708% | ~$20,744 | +149.4% |
| 2028 | ~$1,960,885 | ~$1,960,885 | ~1.6141% | ~$31,650 | +293.9% |
| 2029 | ~$3,096,938 | ~$3,096,938 | ~1.5574% | ~$48,230 | +522.2% |
| 2030 | ~$4,891,171 | ~$4,891,171 | ~1.5007% | ~$73,400 | +882.7% |
| 2026 | ~$776,170 | ~$776,170 | ~1.7842% | ~$13,848 | +55.9% |
| 2027 | ~$1,210,326 | ~$1,210,326 | ~1.7842% | ~$21,594 | +143.2% |
| 2028 | ~$1,887,331 | ~$1,887,331 | ~1.7842% | ~$33,673 | +279.2% |
| 2029 | ~$2,943,022 | ~$2,943,022 | ~1.7842% | ~$52,508 | +491.3% |
| 2030 | ~$4,589,222 | ~$4,589,222 | ~1.7842% | ~$81,879 | +822.0% |
| 2026 | ~$796,080 | ~$796,080 | ~1.6991% | ~$13,526 | +59.9% |
| 2027 | ~$1,273,216 | ~$1,273,216 | ~1.6141% | ~$20,550 | +155.8% |
| 2028 | ~$2,036,327 | ~$2,036,327 | ~1.5290% | ~$31,136 | +309.1% |
| 2029 | ~$3,256,814 | ~$3,256,814 | ~1.4440% | ~$47,027 | +554.3% |
| 2030 | ~$5,208,809 | ~$5,208,809 | ~1.3589% | ~$70,782 | +946.5% |
In 2025, this property's market value of $497,750 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 6× 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 | $497,750 | $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 | $80,000 | $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.