18608 F M RD 1431 TX 78645
| Owner | DREYFUS GEORGE |
|---|---|
| Parcel ID | 0190581429 |
| Short ID | 817580 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 2,615 SF |
| Land SF | 27,878 SF |
| Acres | 0.640 |
| Year Built | 2013 |
| Legal | LOT 1A JONESTOWN HILLS UNIT 3 AMENDED PLAT OF LOTS 1-4 |
| Neighborhood | 32FNW |
| Land | $167,270 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $167,270 |
| Improvement | $53,400 |
|---|---|
| Total Improvement | $53,400 |
| Market | $220,670 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $220,670 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $220,670 |
| Taxable Value | $220,670 |
|---|
Appreciation: Market value has fallen -74.0% from $849,722 (2021) to $220,670 (2025), a CAGR of -28.6% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2023→2024), 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 $5,036. 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 76% of market value ($167,270 land vs $53,400 improvements), about $6/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 $220,670, 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 -28.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $40,910 by 2030, with an estimated annual tax burden around $756. 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 | 4,930 SF | ✗ |
| 1ST | 1st Floor | 2,615 SF | ✓ |
| 501 | CANOPY | 945 SF | ✗ |
| 611 | TERRACE | 945 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% | $2,398.46 | $2,398.46 | Paid |
| CJO City of Jonestown | 0.5188% | 0.4190% | 0.3905% | 0.3925% | 0.3981% | +0.0056% | $878.49 | $878.49 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $829.38 | $829.38 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $260.44 | $260.44 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $228.17 | $228.17 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $220.67 | $220.67 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $220.60 | $220.60 | Paid |
| Combined Rate | 2.6298% | 2.3876% | 2.1873% | 2.2241% | 2.2822% | +0.0581% | $5,036.21 | $5,036.21 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $224,412 | $220,670 | +1.7% |
| Assessed Value | $224,412 | $220,670 | +1.7% |
| Land Value | $167,270 | $167,270 | +0.0% |
| Improvement Value | $57,142 | $53,400 | +7.0% |
| Taxable Value | $224,412 | $220,670 | +1.7% |
| Total Tax 2026 = estimate |
~$5,122
Estimated
|
~$5,036
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $224,412 | $224,412 | +0 (+0.0%) |
| Taxable Value | $224,412 | $224,412 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $224,412 | $167,270 | $57,142 | — | $224,412 | $224,412 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $220,670 | $167,270 | $53,400 | — | $220,670 | $220,670 | ~$5,036 | Partial |
| 2024 | $278,758 | — | — | −$111,488 | $167,270 | $— | $6,114 | Verified |
| 2023 | $746,517 | — | — | −$579,247 | $167,270 | $— | $6,097 | Verified |
| 2022 | $746,517 | — | — | −$579,247 | $167,270 | $— | $17,824 | Verified |
| 2021 | $849,722 | — | — | −$682,452 | $167,270 | $— | $19,632 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.7% | +1.7% | ~100% | Not available | Partial |
| 2025 | -19.7% | -19.7% | ~100% | Not available | Partial |
| 2024 | -1.4% | -1.4% | ~100% | 2.2200% | Verified |
| 2023 | -62.7% | -62.7% | ~100% | 2.1900% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 2.3900% | Verified |
| 2021 | base year | — | ~100% | 2.3100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -70.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.7% | -18.8% | -28.9% | +1.7% | 2026 | -62.7% | 2024 |
| Assessment Ratio | 100.0% | 54.1% | — | 100.0% | 2025 | 19.7% | 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 |
$5,036 | $10,941 | ~$1,863 | $19,632 | 2021 | $5,036 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$157,529 | ~$157,529 | ~2.1953% | ~$3,458 | -28.6% |
| 2027 | ~$112,454 | ~$112,454 | ~2.1085% | ~$2,371 | -49.0% |
| 2028 | ~$80,277 | ~$80,277 | ~2.0216% | ~$1,623 | -63.6% |
| 2029 | ~$57,307 | ~$57,307 | ~1.9347% | ~$1,109 | -74.0% |
| 2030 | ~$40,910 | ~$40,910 | ~1.8478% | ~$756 | -81.5% |
| 2026 | ~$209,636 | ~$209,636 | ~2.2822% | ~$4,784 | -5.0% |
| 2027 | ~$199,155 | ~$199,155 | ~2.2822% | ~$4,545 | -9.7% |
| 2028 | ~$189,197 | ~$189,197 | ~2.2822% | ~$4,318 | -14.3% |
| 2029 | ~$179,737 | ~$179,737 | ~2.2822% | ~$4,102 | -18.5% |
| 2030 | ~$170,750 | ~$170,750 | ~2.2822% | ~$3,897 | -22.6% |
| 2026 | ~$161,942 | ~$161,942 | ~2.1519% | ~$3,485 | -26.6% |
| 2027 | ~$118,844 | ~$118,844 | ~2.0216% | ~$2,403 | -46.1% |
| 2028 | ~$87,215 | ~$87,215 | ~1.8912% | ~$1,649 | -60.5% |
| 2029 | ~$64,004 | ~$64,004 | ~1.7609% | ~$1,127 | -71.0% |
| 2030 | ~$46,971 | ~$46,971 | ~1.6306% | ~$766 | -78.7% |
In 2025, this property's market value of $220,670 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -84% 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 | $220,670 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $278,758 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $746,517 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $746,517 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $849,722 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below median | 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.