F M RD 1431 TX 78654
| Owner | MELCHING TIMOTHY W |
|---|---|
| Parcel ID | 0192960206 |
| Short ID | 186712 |
| Type | Real |
| Use Code | 00 (unlisted) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 2,573,960 SF |
| Acres | 59.090 |
| Year Built | — |
| Legal | ABS 256 SUR 2 ENGLISH J ACR 59.090 (1-D-1) |
| Neighborhood | _RGN150 |
| Land | $2,352,477 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,352,477 |
| Improvement | $125,513 |
|---|---|
| Total Improvement | $125,513 |
| Market | $2,477,990 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,477,990 |
| Value Limitation Adjustment (−) (homestead cap) | −$2,379,676 |
| Net Appraised (assessed) | $98,314 |
| Taxable Value | $98,314 |
|---|
Tax Burden: The combined rate across 4 taxing entities is 0.6938% in 2025 (+0.0504% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $682. Travis County is the largest single contributor, at 54.2% of the total 2025 levy.
Assessment Gap: Assessed value ($98,314) is $2,379,676 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Agricultural. Agricultural valuation may be subject to rollback taxes if land use changes.
Value Composition: Land carries 95% of market value ($2,352,477 land vs $125,513 improvements), about $1/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 $2,477,990, this parcel sits in the top quartile (≥75th percentile) of Agricultural property in Travis County — county median $597,708 (P25 $207,536 / P75 $1,442,275, n=7,602). Agricultural here is the broad TCAD category — every agricultural 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.
No delinquent taxes on record.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 298 | LIGHT UTILITY BLDG | 2,400 SF | ✓ |
| 061 | CARPORT ATT 1ST | 1,200 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 |
|---|---|---|---|---|---|---|---|---|---|
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $369.51 | $369.51 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $116.03 | $116.03 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $98.31 | $98.31 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $98.28 | $98.28 | Paid |
| Combined Rate | 0.6692% | 0.5953% | 0.5895% | 0.6434% | 0.6938% | +0.0504% | $682.13 | $682.13 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,322,827 | $2,477,990 | -46.6% |
| Assessed Value | $116,088 | $98,314 | +18.1% |
| Land Value | $1,199,724 | $2,352,477 | -49.0% |
| Improvement Value | $123,103 | $125,513 | -1.9% |
| Taxable Value | $116,088 | $98,314 | +18.1% |
| HS Cap Loss | -$1,206,739 | — | |
| Total Tax 2026 = estimate |
~$805
Estimated
|
~$682
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,322,827 | $1,322,827 | +0 (+0.0%) |
| Taxable Value | $116,088 | $116,088 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,322,827 | $1,199,724 | $123,103 | −$1,206,739 | $116,088 | $116,088 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,477,990 | $2,352,477 | $125,513 | −$2,379,676 | $98,314 | $98,314 | ~$682 | Partial |
| 2024 | $— | — | — | — | — | $— | $532 | Verified |
| 2023 | $— | — | — | — | — | $— | $413 | Verified |
| 2022 | $— | — | — | — | — | $— | $594 | Verified |
| 2021 | $— | — | — | — | — | $— | $391 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -46.6% | +18.1% | 8.8% | Not available | Partial |
| 2025 | -0.0% | +18.8% | 4.0% | Not available | Partial |
| 2024 | +35.8% | +18.2% | 3.3% | 0.0200% | Verified |
| 2023 | -0.0% | -29.9% | 3.8% | 0.0200% | Verified |
| 2022 | +73.3% | +70.7% | 5.5% | 0.0300% | Verified |
| 2021 | base year | — | 5.6% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +135.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -46.6% | -46.6% | — | -46.6% | 2026 | -46.6% | 2026 |
| Assessment Ratio | 8.8% | 6.4% | — | 8.8% | 2026 | 4.0% | 2025 |
| Effective Tax Rate (2025) | 0.0300% | 0.0300% | — | 0.0300% | 2025 | 0.0300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$682 | $682 | — | $682 | 2025 | $682 | 2025 |
In 2025, this property's market value of $2,477,990 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 4× the county median of $597,708. Agricultural here is the broad TCAD category — every agricultural 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 | $2,477,990 | $207,536 | $597,708 | $1,442,275 | ↑ Top 25% | +0.0% |
| 2024 | — | $217,016 | $597,296 | $1,446,593 | — | +23.7% |
| 2023 | — | $167,963 | $453,916 | $1,078,522 | — | +0.0% |
| 2022 | — | $180,794 | $446,888 | $1,009,883 | — | +46.1% |
| 2021 | — | $33,611 | $103,166 | $247,000 | — | 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.