18800 F M RD 1431 TX 78645
| Owner | FIVEASH GARY & MELINA |
|---|---|
| Parcel ID | 0186600122 |
| Short ID | 524223 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 3,600 SF |
| Land SF | 90,866 SF |
| Acres | 2.086 |
| Year Built | 1970 |
| Legal | 2.086 ACR OF LOT 1 PANORAMIC HILLS |
| Neighborhood | 61NWE |
| Land | $272,598 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $272,598 |
| Improvement | $201,192 |
|---|---|
| Total Improvement | $201,192 |
| Market | $473,790 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $473,790 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $473,790 |
| Taxable Value | $473,790 |
|---|
Appreciation: Market value has risen +19.2% from $397,555 (2021) to $473,790 (2025), a CAGR of 4.5% over 4 years. This represents moderate, steady growth. 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 7 taxing entities is 2.2822% in 2025 (+0.0581% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $10,813. Leander ISD is the largest single contributor, at 47.6% 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 58% of market value ($272,598 land vs $201,192 improvements), about $3/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $473,790, 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 +4.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $589,959 by 2030, with an estimated annual tax burden around $10,901. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 3,600 SF | ✓ |
| 501 | CANOPY | 3,000 SF | ✗ |
| 611 | TERRACE | 3,000 SF | ✗ |
| 571C | STORAGE DET COMM | 600 SF | ✓ |
| 881 | COMMCL FINISHOUT | 324 SF | ✓ |
| 531 | OBS FENCE | 1 SF | ✗ |
Market value changed by 81% 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% | $5,149.62 | $5,149.62 | Paid |
| CJO City of Jonestown | 0.5188% | 0.4190% | 0.3905% | 0.3925% | 0.3981% | +0.0056% | $1,886.16 | $1,886.16 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,780.72 | $1,780.72 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $559.18 | $559.18 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $489.90 | $489.90 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $473.79 | $473.79 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $473.63 | $473.63 | Paid |
| Combined Rate | 2.6298% | 2.3876% | 2.1873% | 2.2241% | 2.2822% | +0.0581% | $10,813.00 | $10,813.00 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $743,090 | $473,790 | +56.8% |
| Assessed Value | $568,548 | $473,790 | +20.0% |
| Land Value | $272,598 | $272,598 | +0.0% |
| Improvement Value | $470,492 | $201,192 | +133.9% |
| Taxable Value | $568,548 | $473,790 | +20.0% |
| HS Cap Loss | -$174,542 | — | |
| Total Tax 2026 = estimate |
~$12,976
Estimated
|
~$10,813
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $857,180 | $743,090 | -114,090 (-13.3%) |
| Taxable Value | $568,548 | $568,548 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $743,090 | $272,598 | $470,492 | −$174,542 | $568,548 | $568,548 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $473,790 | $272,598 | $201,192 | — | $473,790 | $473,790 | ~$10,813 | Partial |
| 2024 | $480,000 | — | — | −$207,402 | $272,598 | $— | $10,538 | Verified |
| 2023 | $450,000 | — | — | −$177,402 | $272,598 | $— | $10,499 | Verified |
| 2022 | $387,926 | — | — | −$47,178 | $340,748 | $— | $10,744 | Verified |
| 2021 | $397,555 | — | — | −$193,106 | $204,449 | $— | $10,202 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +80.9% ! | +20.0% | 66.3% | Not available | Partial |
| 2025 | -7.0% | -7.0% | ~100% | Not available | Partial |
| 2024 | -8.7% | -8.7% | ~100% | 2.0700% | Verified |
| 2023 | +3.4% | +3.4% | ~100% | 1.8800% | Verified |
| 2022 | +36.8% | +36.8% | ~100% | 1.9900% | Verified |
| 2021 | base year | — | ~100% | 2.5700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +20.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +56.8% | +15.2% | -3.1% | +56.8% | 2026 | -2.4% | 2022 |
| Assessment Ratio | 76.5% | 72.2% | — | 100.0% | 2025 | 51.4% | 2021 |
| Effective Tax Rate (2025) | 2.2800% | 2.2800% | — | 2.2800% | 2025 | 2.2800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$10,813 | $10,559 | ~$10,905 | $10,813 | 2025 | $10,202 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$495,032 | ~$495,032 | ~2.1953% | ~$10,868 | +4.5% |
| 2027 | ~$517,226 | ~$517,226 | ~2.1085% | ~$10,906 | +9.2% |
| 2028 | ~$540,415 | ~$540,415 | ~2.0216% | ~$10,925 | +14.1% |
| 2029 | ~$564,644 | ~$564,644 | ~1.9347% | ~$10,924 | +19.2% |
| 2030 | ~$589,959 | ~$589,959 | ~1.8478% | ~$10,901 | +24.5% |
| 2026 | ~$485,556 | ~$485,556 | ~2.2822% | ~$11,082 | +2.5% |
| 2027 | ~$497,614 | ~$497,614 | ~2.2822% | ~$11,357 | +5.0% |
| 2028 | ~$509,972 | ~$509,972 | ~2.2822% | ~$11,639 | +7.6% |
| 2029 | ~$522,636 | ~$522,636 | ~2.2822% | ~$11,928 | +10.3% |
| 2030 | ~$535,615 | ~$535,615 | ~2.2822% | ~$12,224 | +13.0% |
| 2026 | ~$504,508 | ~$504,508 | ~2.1519% | ~$10,857 | +6.5% |
| 2027 | ~$537,217 | ~$537,217 | ~2.0216% | ~$10,860 | +13.4% |
| 2028 | ~$572,046 | ~$572,046 | ~1.8912% | ~$10,819 | +20.7% |
| 2029 | ~$609,134 | ~$609,134 | ~1.7609% | ~$10,726 | +28.6% |
| 2030 | ~$648,627 | ~$648,627 | ~1.6306% | ~$10,576 | +36.9% |
In 2025, this property's market value of $473,790 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -67% 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 | $473,790 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $480,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $450,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $387,926 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $397,555 | $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.