F M RD 1431 TX 78645
| Owner | SWISS VILLAGE INC |
|---|---|
| Parcel ID | 0193580501 |
| Short ID | 186952 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 364,510 SF |
| Acres | 8.368 |
| Year Built | — |
| Legal | ABS 2562 SUR 54 COX J A ABS 2510 SUR 54 COX B F ACR 8.368 |
| Neighborhood | 1NW3 |
| Land | $352,282 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $352,282 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $352,282 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $352,282 |
| Value Limitation Adjustment (−) (homestead cap) | −$77,501 |
| Net Appraised (assessed) | $274,781 |
| Taxable Value | $274,781 |
|---|
Appreciation: Market value has risen +180.0% from $125,816 (2021) to $352,282 (2025), a CAGR of 29.4% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2025), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Land/Vacant parcel countywide rose +487.2%, so this parcel has lagged the broader land/vacant 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 $6,271. Leander ISD is the largest single contributor, at 47.6% of the total 2025 levy.
Assessment Gap: Assessed value ($274,781) is $77,501 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 100% of market value ($352,282 land vs $0 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 $352,282, this parcel sits in the upper-middle (50th–75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant 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 +29.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,275,950 by 2030, with an estimated annual tax burden around $23,577. 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.
Market value changed by 138% in 2023, 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% | $2,488.83 | $2,488.83 | Paid |
| CJO City of Jonestown | 0.5188% | 0.4190% | 0.3905% | 0.3925% | 0.3981% | +0.0056% | $911.59 | $911.59 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $860.62 | $860.62 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $270.25 | $270.25 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $236.77 | $236.77 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $228.98 | $228.98 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $228.91 | $228.91 | Paid |
| Combined Rate | 2.6298% | 2.3876% | 2.1873% | 2.2241% | 2.2822% | +0.0581% | $5,225.95 | $5,225.95 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $235,000 | $352,282 | -33.3% |
| Assessed Value | $235,000 | $274,781 | -14.5% |
| Land Value | $311,126 | $352,282 | -11.7% |
| Improvement Value | — | — | — |
| Taxable Value | $235,000 | $274,781 | -14.5% |
| Total Tax 2026 = estimate |
~$5,363
Estimated
|
~$5,226
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $311,126 | $235,000 | -76,126 (-24.5%) |
| Taxable Value | $274,781 | $235,000 | -39,781 (-14.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $235,000 | $311,126 | — | — | $235,000 | $235,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $352,282 | $352,282 | — | −$77,501 | $274,781 | $274,781 | ~$5,226 | Partial |
| 2024 | $— | — | — | — | $228,984 | $— | $5,093 | Verified |
| 2023 | $— | — | — | — | $352,282 | $— | $4,392 | Verified |
| 2022 | $— | — | — | — | $148,039 | $— | $3,535 | Verified |
| 2021 | $125,816 | — | — | — | $125,816 | $— | $3,309 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -11.7% | +0.0% | 88.3% | Not available | Partial |
| 2025 | +0.0% | +14.0% | 78.0% | Not available | Partial |
| 2024 | +0.0% | -31.6% | 68.4% | 1.4500% | Verified |
| 2023 | +138.0% ! | +138.0% | ~100% | 1.2500% | Verified |
| 2022 | +17.7% | +17.7% | ~100% | 2.3900% | Verified |
| 2021 | base year | — | ~100% | 2.6300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +180.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -33.3% | +73.3% | +42.3% | +180.0% | 2025 | -33.3% | 2026 |
| Assessment Ratio | 100.0% | 92.7% | — | 100.0% | 2021 | 78.0% | 2025 |
| Effective Tax Rate (2025) | 1.4800% | 1.4800% | — | 1.4800% | 2025 | 1.4800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,226 | $4,267 | ~$16,102 | $5,226 | 2025 | $3,309 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$455,700 | ~$455,700 | ~2.1953% | ~$10,004 | +29.4% |
| 2027 | ~$589,478 | ~$589,478 | ~2.1085% | ~$12,429 | +67.3% |
| 2028 | ~$762,529 | ~$762,529 | ~2.0216% | ~$15,415 | +116.5% |
| 2029 | ~$986,382 | ~$986,382 | ~1.9347% | ~$19,083 | +180.0% |
| 2030 | ~$1,275,950 | ~$1,275,950 | ~1.8478% | ~$23,577 | +262.2% |
| 2026 | ~$448,654 | ~$448,654 | ~2.2822% | ~$10,239 | +27.4% |
| 2027 | ~$571,391 | ~$571,391 | ~2.2822% | ~$13,040 | +62.2% |
| 2028 | ~$727,704 | ~$727,704 | ~2.2822% | ~$16,608 | +106.6% |
| 2029 | ~$926,780 | ~$926,780 | ~2.2822% | ~$21,151 | +163.1% |
| 2030 | ~$1,180,315 | ~$1,180,315 | ~2.2822% | ~$26,938 | +235.0% |
| 2026 | ~$462,746 | ~$462,746 | ~2.1519% | ~$9,958 | +31.4% |
| 2027 | ~$607,847 | ~$607,847 | ~2.0216% | ~$12,288 | +72.5% |
| 2028 | ~$798,447 | ~$798,447 | ~1.8912% | ~$15,101 | +126.6% |
| 2029 | ~$1,048,813 | ~$1,048,813 | ~1.7609% | ~$18,469 | +197.7% |
| 2030 | ~$1,377,686 | ~$1,377,686 | ~1.6306% | ~$22,464 | +291.1% |
In 2025, this property's market value of $352,282 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — 4× the county median of $85,028. Land/Vacant here is the broad TCAD category — every land/vacant 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 | $352,282 | $24,862 | $85,028 | $363,420 | ↑ Above median | +2.1% |
| 2024 | — | $23,000 | $66,000 | $330,000 | — | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $125,816 | $6,000 | $14,480 | $80,000 | ↑ Top 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.