18813 F M RD 1431 TX 78645
| Owner | SHERRILL RONALD EDWARD |
|---|---|
| Parcel ID | 0184600201 |
| Short ID | 182520 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 2,000 SF |
| Land SF | 13,303 SF |
| Acres | 0.305 |
| Year Built | 2003 |
| Legal | LOT 98 GREGG POINT |
| Neighborhood | 61NWE |
| Land | $53,213 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $53,213 |
| Improvement | $196,891 |
|---|---|
| Total Improvement | $196,891 |
| Market | $250,104 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $250,104 |
| Value Limitation Adjustment (−) (homestead cap) | −$13,178 |
| Net Appraised (assessed) | $236,926 |
| Taxable Value | $236,926 |
|---|
Appreciation: Market value has risen +60.8% from $155,499 (2021) to $250,104 (2025), a CAGR of 12.6% 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 Commercial parcel countywide rose +24.1%, so this parcel has outpaced the broader commercial market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 2.1088% in 2025 (+0.0560% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $4,996. Lago Vista ISD is the largest single contributor, at 48.2% of the total 2025 levy.
Assessment Gap: Assessed value ($236,926) is $13,178 below market value, suggesting potential for an upward assessment in future years.
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 21% of market value ($53,213 land vs $196,891 improvements), about $4/SF of land. Most value sits in the improvements, so building condition, age (~23 yrs), and rent roll drive the underwriting.
Submarket Position: At $250,104, this parcel sits in the bottom quartile (<25th 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 +12.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $453,014 by 2030, with an estimated annual tax burden around $6,706. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,000 SF | ✓ |
| 571C | STORAGE DET COMM | 2,000 SF | ✓ |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| ILV Lago Vista ISD | 1.2020% | 1.1846% | 1.0192% | 1.0169% | 1.0169% | +0.0000% | $2,409.30 | $2,409.30 | Paid |
| CJO City of Jonestown | 0.5188% | 0.4190% | 0.3905% | 0.3925% | 0.3981% | +0.0056% | $943.20 | $943.20 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $890.47 | $890.47 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $279.63 | $279.63 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $236.93 | $236.93 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $236.85 | $236.85 | Paid |
| Combined Rate | 2.3900% | 2.1989% | 1.9992% | 2.0528% | 2.1088% | +0.0560% | $4,996.38 | $4,996.38 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $410,845 | $250,104 | +64.3% |
| Assessed Value | $284,311 | $236,926 | +20.0% |
| Land Value | $53,213 | $53,213 | +0.0% |
| Improvement Value | $357,632 | $196,891 | +81.6% |
| Taxable Value | $284,311 | $236,926 | +20.0% |
| HS Cap Loss | -$126,534 | — | |
| Total Tax 2026 = estimate |
~$5,996
Estimated
|
~$4,996
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $410,845 | $410,845 | +0 (+0.0%) |
| Taxable Value | $284,311 | $284,311 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $410,845 | $53,213 | $357,632 | −$126,534 | $284,311 | $284,311 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $250,104 | $53,213 | $196,891 | −$13,178 | $236,926 | $236,926 | ~$4,996 | Partial |
| 2024 | $228,818 | — | — | −$175,605 | $53,213 | $— | $4,053 | Verified |
| 2023 | $254,104 | — | — | −$200,891 | $53,213 | $— | $4,575 | Verified |
| 2022 | $149,845 | — | — | −$83,329 | $66,516 | $— | $5,588 | Verified |
| 2021 | $155,499 | — | — | −$112,264 | $43,235 | $— | $3,581 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +64.3% | +20.0% | 69.2% | Not available | Partial |
| 2025 | +26.7% | +20.0% | 94.7% | Not available | Partial |
| 2024 | -13.7% | -13.7% | ~100% | 2.0500% | Verified |
| 2023 | -10.0% | -10.0% | ~100% | 2.0000% | Verified |
| 2022 | +69.6% | +69.6% | ~100% | 2.2000% | Verified |
| 2021 | base year | — | ~100% | 2.3000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +66.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +64.3% | +25.9% | +3.8% | +69.6% | 2023 | -10.0% | 2024 |
| Assessment Ratio | 69.2% | 46.7% | — | 94.7% | 2025 | 20.9% | 2023 |
| Effective Tax Rate (2025) | 2.0000% | 2.0000% | — | 2.0000% | 2025 | 2.0000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$4,996 | $4,559 | ~$5,997 | $5,588 | 2022 | $3,581 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$281,656 | ~$260,619 | ~2.0385% | ~$5,313 | +12.6% |
| 2027 | ~$317,188 | ~$286,680 | ~1.9683% | ~$5,643 | +26.8% |
| 2028 | ~$357,203 | ~$315,349 | ~1.8980% | ~$5,985 | +42.8% |
| 2029 | ~$402,266 | ~$346,883 | ~1.8277% | ~$6,340 | +60.8% |
| 2030 | ~$453,014 | ~$381,572 | ~1.7574% | ~$6,706 | +81.1% |
| 2026 | ~$276,654 | ~$260,619 | ~2.1088% | ~$5,496 | +10.6% |
| 2027 | ~$306,022 | ~$286,680 | ~2.1088% | ~$6,046 | +22.4% |
| 2028 | ~$338,508 | ~$315,349 | ~2.1088% | ~$6,650 | +35.3% |
| 2029 | ~$374,442 | ~$346,883 | ~2.1088% | ~$7,315 | +49.7% |
| 2030 | ~$414,191 | ~$381,572 | ~2.1088% | ~$8,047 | +65.6% |
| 2026 | ~$286,658 | ~$260,619 | ~2.0034% | ~$5,221 | +14.6% |
| 2027 | ~$328,555 | ~$286,680 | ~1.8980% | ~$5,441 | +31.4% |
| 2028 | ~$376,575 | ~$315,349 | ~1.7925% | ~$5,653 | +50.6% |
| 2029 | ~$431,613 | ~$346,883 | ~1.6871% | ~$5,852 | +72.6% |
| 2030 | ~$494,695 | ~$381,572 | ~1.5817% | ~$6,035 | +97.8% |
In 2025, this property's market value of $250,104 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -82% below 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 | $250,104 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $228,818 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $254,104 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $149,845 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $155,499 | $517,750 | $1,142,600 | $2,780,453 | ↓ Bottom 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.