18660 F M RD 1431 TX 78645
| Owner | S RAM CORP |
|---|---|
| Parcel ID | 0188581218 |
| Short ID | 184362 |
| Type | Real |
| Use Code | 48 Convenience Store |
| Valuation | Income |
| Improvement SF | 1,720 SF |
| Land SF | 24,275 SF |
| Acres | 0.557 |
| Year Built | 1999 |
| Legal | LOT 1&2 BLK A JONESTOWN |
| Neighborhood | 48FNW |
| Land | $97,100 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $97,100 |
| Improvement | $434,787 |
|---|---|
| Total Improvement | $434,787 |
| Market | $531,887 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $531,887 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $531,887 |
| Taxable Value | $531,887 |
|---|
Appreciation: Market value has risen +46.3% from $363,558 (2021) to $531,887 (2025), a CAGR of 10.0% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 7 taxing entities is 2.2822% in 2025 (+0.0581% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $12,139. 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 income approach, so changes in rent roll or occupancy move the appraisal more directly than they would for a cost-approach property.
Value Composition: Land carries 18% of market value ($97,100 land vs $434,787 improvements), about $4/SF of land. Most value sits in the improvements, so building condition, age (~27 yrs), and rent roll drive the underwriting.
Submarket Position: At $531,887, 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 +10.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $855,808 by 2030, with an estimated annual tax burden around $15,814. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 5,000 SF | ✗ |
| 501 | CANOPY | 3,330 SF | ✗ |
| 1ST | 1st Floor | 1,720 SF | ✓ |
| 327 | STORAGE COMM'L | 200 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILE Leander ISD | 1.3370% | 1.2746% | 1.1087% | 1.0869% | 1.0869% | +0.0000% | $5,781.08 | $5,781.08 | Paid |
| CJO City of Jonestown | 0.5188% | 0.4190% | 0.3905% | 0.3925% | 0.3981% | +0.0056% | $2,117.44 | $2,117.44 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,999.07 | $1,999.07 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $627.75 | $627.75 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $549.97 | $549.97 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $531.89 | $531.89 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $531.71 | $531.71 | Paid |
| Combined Rate | 2.6298% | 2.3876% | 2.1873% | 2.2241% | 2.2822% | +0.0581% | $12,138.91 | $12,138.91 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $552,501 | $531,887 | +3.9% |
| Assessed Value | $552,501 | $531,887 | +3.9% |
| Land Value | $97,100 | $97,100 | +0.0% |
| Improvement Value | $455,401 | $434,787 | +4.7% |
| Taxable Value | $552,501 | $531,887 | +3.9% |
| Total Tax 2026 = estimate |
~$12,609
Estimated
|
~$12,139
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $552,501 | $552,501 | +0 (+0.0%) |
| Taxable Value | $552,501 | $552,501 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $552,501 | $97,100 | $455,401 | — | $552,501 | $552,501 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $531,887 | $97,100 | $434,787 | — | $531,887 | $531,887 | ~$12,139 | Partial |
| 2024 | $440,000 | — | — | −$342,900 | $97,100 | $— | $11,087 | Verified |
| 2023 | $380,207 | — | — | −$283,107 | $97,100 | $— | $9,624 | Verified |
| 2022 | $380,194 | — | — | −$283,094 | $97,100 | $— | $9,078 | Verified |
| 2021 | $363,558 | — | — | −$266,458 | $97,100 | $— | $9,998 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.9% | +3.9% | ~100% | Not available | Partial |
| 2025 | -0.2% | +0.7% | ~100% | Not available | Partial |
| 2024 | -1.8% | -2.8% | 99.0% | 2.0800% | Verified |
| 2023 | +42.8% | +42.8% | ~100% | 1.7700% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 2.3900% | Verified |
| 2021 | base year | — | ~100% | 2.7500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +39.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +3.9% | +9.0% | +9.2% | +20.9% | 2025 | +0.0% | 2023 |
| Assessment Ratio | 100.0% | 50.0% | — | 100.0% | 2025 | 22.1% | 2024 |
| 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 |
$12,139 | $10,385 | ~$14,316 | $12,139 | 2025 | $9,078 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$584,966 | ~$584,966 | ~2.1953% | ~$12,842 | +10.0% |
| 2027 | ~$643,342 | ~$643,342 | ~2.1085% | ~$13,565 | +21.0% |
| 2028 | ~$707,544 | ~$707,544 | ~2.0216% | ~$14,304 | +33.0% |
| 2029 | ~$778,153 | ~$778,153 | ~1.9347% | ~$15,055 | +46.3% |
| 2030 | ~$855,808 | ~$855,808 | ~1.8478% | ~$15,814 | +60.9% |
| 2026 | ~$574,328 | ~$574,328 | ~2.2822% | ~$13,108 | +8.0% |
| 2027 | ~$620,157 | ~$620,157 | ~2.2822% | ~$14,153 | +16.6% |
| 2028 | ~$669,641 | ~$669,641 | ~2.2822% | ~$15,283 | +25.9% |
| 2029 | ~$723,075 | ~$723,075 | ~2.2822% | ~$16,502 | +35.9% |
| 2030 | ~$780,772 | ~$780,772 | ~2.2822% | ~$17,819 | +46.8% |
| 2026 | ~$595,604 | ~$585,076 | ~2.1519% | ~$12,590 | +12.0% |
| 2027 | ~$666,954 | ~$643,583 | ~2.0216% | ~$13,011 | +25.4% |
| 2028 | ~$746,851 | ~$707,942 | ~1.8912% | ~$13,389 | +40.4% |
| 2029 | ~$836,319 | ~$778,736 | ~1.7609% | ~$13,713 | +57.2% |
| 2030 | ~$936,506 | ~$856,609 | ~1.6306% | ~$13,968 | +76.1% |
In 2025, this property's market value of $531,887 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -62% 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 | $531,887 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $440,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $380,207 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $380,194 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $363,558 | $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.