18601 F M RD 1431 TX 78645
| Owner | PAN VISTA REAL ESTATE LLC |
|---|---|
| Parcel ID | 0190582818 |
| Short ID | 716025 |
| Type | Real |
| Use Code | 30 Strip Center (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 6,048 SF |
| Land SF | 40,211 SF |
| Acres | 0.923 |
| Year Built | 2006 |
| Legal | LOT 10-A JONESTOWN HILLS UNIT 4 AMENDED PLAT OF LOT 10-A |
| Neighborhood | 30FNW |
| Land | $241,266 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $241,266 |
| Improvement | $1,144,601 |
|---|---|
| Total Improvement | $1,144,601 |
| Market | $1,385,867 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,385,867 |
| Value Limitation Adjustment (−) (homestead cap) | −$323,197 |
| Net Appraised (assessed) | $1,062,670 |
| Taxable Value | $1,062,670 |
|---|
Appreciation: Market value has risen +79.8% from $770,866 (2021) to $1,385,867 (2025), a CAGR of 15.8% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), 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 7 taxing entities is 2.2822% in 2025 (+0.0581% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $24,253. Leander ISD is the largest single contributor, at 47.6% of the total 2025 levy.
Assessment Gap: Assessed value ($1,062,670) is $323,197 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 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 17% of market value ($241,266 land vs $1,144,601 improvements), about $6/SF of land. Most value sits in the improvements, so building condition, age (~20 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,385,867, this parcel sits in the lower-middle (25th–50th 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 +15.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,885,027 by 2030, with an estimated annual tax burden around $31,624. 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 | 8,782 SF | ✗ |
| 1ST | 1st Floor | 6,048 SF | ✓ |
| 611 | TERRACE | 1,488 SF | ✗ |
| 501 | CANOPY | 1,284 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% | $11,550.16 | $11,550.16 | Paid |
| CJO City of Jonestown | 0.5188% | 0.4190% | 0.3905% | 0.3925% | 0.3981% | +0.0056% | $4,230.49 | $4,230.49 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,993.99 | $3,993.99 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,254.20 | $1,254.20 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,098.80 | $1,098.80 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $1,062.67 | $1,062.67 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $1,062.32 | $1,062.32 | Paid |
| Combined Rate | 2.6298% | 2.3876% | 2.1873% | 2.2241% | 2.2822% | +0.0581% | $24,252.63 | $24,252.63 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $861,654 | $1,385,867 | -37.8% |
| Assessed Value | $861,654 | $1,062,670 | -18.9% |
| Land Value | $241,266 | $241,266 | +0.0% |
| Improvement Value | $620,388 | $1,144,601 | -45.8% |
| Taxable Value | $861,654 | $1,062,670 | -18.9% |
| Total Tax 2026 = estimate |
~$19,665
Estimated
|
~$24,253
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $861,654 | $861,654 | +0 (+0.0%) |
| Taxable Value | $861,654 | $861,654 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $861,654 | $241,266 | $620,388 | — | $861,654 | $861,654 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,385,867 | $241,266 | $1,144,601 | −$323,197 | $1,062,670 | $1,062,670 | ~$24,253 | Partial |
| 2024 | $834,526 | — | — | −$593,260 | $241,266 | $— | $19,696 | Verified |
| 2023 | $757,088 | — | — | −$515,822 | $241,266 | $— | $18,254 | Verified |
| 2022 | $653,749 | — | — | −$412,483 | $241,266 | $— | $18,076 | Verified |
| 2021 | $770,866 | — | — | −$529,600 | $241,266 | $— | $17,192 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -37.8% | -18.9% | ~100% | Not available | Partial |
| 2025 | +56.5% | +20.0% | 76.7% | Not available | Partial |
| 2024 | +6.1% | +6.1% | ~100% | 2.2200% | Verified |
| 2023 | +10.2% | +10.2% | ~100% | 2.1900% | Verified |
| 2022 | +15.8% | +15.8% | ~100% | 2.3900% | Verified |
| 2021 | base year | — | ~100% | 2.2300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +112.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -37.8% | +7.8% | +29.9% | +66.1% | 2025 | -37.8% | 2026 |
| Assessment Ratio | 100.0% | 50.9% | — | 100.0% | 2026 | 28.9% | 2024 |
| Effective Tax Rate (2025) | 1.7500% | 1.7500% | — | 1.7500% | 2025 | 1.7500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$24,253 | $19,494 | ~$28,618 | $24,253 | 2025 | $17,192 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,604,749 | ~$1,168,937 | ~2.1953% | ~$25,662 | +15.8% |
| 2027 | ~$1,858,202 | ~$1,285,831 | ~2.1085% | ~$27,111 | +34.1% |
| 2028 | ~$2,151,684 | ~$1,414,414 | ~2.0216% | ~$28,593 | +55.3% |
| 2029 | ~$2,491,519 | ~$1,555,855 | ~1.9347% | ~$30,101 | +79.8% |
| 2030 | ~$2,885,027 | ~$1,711,441 | ~1.8478% | ~$31,624 | +108.2% |
| 2026 | ~$1,577,032 | ~$1,168,937 | ~2.2822% | ~$26,678 | +13.8% |
| 2027 | ~$1,794,566 | ~$1,285,831 | ~2.2822% | ~$29,346 | +29.5% |
| 2028 | ~$2,042,107 | ~$1,414,414 | ~2.2822% | ~$32,280 | +47.4% |
| 2029 | ~$2,323,793 | ~$1,555,855 | ~2.2822% | ~$35,508 | +67.7% |
| 2030 | ~$2,644,334 | ~$1,711,441 | ~2.2822% | ~$39,059 | +90.8% |
| 2026 | ~$1,632,467 | ~$1,168,937 | ~2.1519% | ~$25,154 | +17.8% |
| 2027 | ~$1,922,946 | ~$1,285,831 | ~2.0216% | ~$25,994 | +38.8% |
| 2028 | ~$2,265,113 | ~$1,414,414 | ~1.8912% | ~$26,750 | +63.4% |
| 2029 | ~$2,668,165 | ~$1,555,855 | ~1.7609% | ~$27,397 | +92.5% |
| 2030 | ~$3,142,936 | ~$1,711,441 | ~1.6306% | ~$27,907 | +126.8% |
In 2025, this property's market value of $1,385,867 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -2% 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 | $1,385,867 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $834,526 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $757,088 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $653,749 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $770,866 | $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.