F M RD 1431 TX 78613
| Owner | NORTH AUSTIN VENTURES LLC |
|---|---|
| Parcel ID | 0197400211 |
| Short ID | 187116 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 363,726 SF |
| Acres | 8.350 |
| Year Built | — |
| Legal | LOT 19 BLK A CROSS CREEK PHS 1 |
| Neighborhood | 1NW3 |
| Land | $1,818,630 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,818,630 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,454,904 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,454,904 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,454,904 |
| Taxable Value | $1,454,904 |
|---|
Appreciation: Market value has risen +220.0% from $454,658 (2021) to $1,454,904 (2025), a CAGR of 33.7% 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 5 taxing entities is 2.0442% in 2025 (+0.0406% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $29,741. Leander ISD is the largest single contributor, at 53.2% of the total 2025 levy.
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 125% of market value ($1,818,630 land vs $0 improvements), about $5/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 $1,454,904, this parcel sits in the top quartile (≥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 +33.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,226,890 by 2030, with an estimated annual tax burden around $104,030. 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 140% in 2022, 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% | $15,813.35 | $15,813.35 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,468.18 | $5,468.18 | Paid |
| CCP City of Cedar Park | 0.4320% | 0.3900% | 0.3700% | 0.3630% | 0.3600% | -0.0030% | $5,237.65 | $5,237.65 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,717.12 | $1,717.12 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,504.37 | $1,504.37 | Paid |
| Combined Rate | 2.3430% | 2.1802% | 1.9826% | 2.0036% | 2.0442% | +0.0406% | $29,740.67 | $29,740.67 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,454,904 | $1,454,904 | +0.0% |
| Assessed Value | $1,454,904 | $1,454,904 | +0.0% |
| Land Value | $1,818,630 | $1,818,630 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,454,904 | $1,454,904 | +0.0% |
| Total Tax 2026 = estimate |
~$29,741
Estimated
|
~$29,741
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,818,630 | $1,454,904 | -363,726 (-20.0%) |
| Taxable Value | $1,745,885 | $1,454,904 | -290,981 (-16.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,454,904 | $1,818,630 | — | — | $1,454,904 | $1,454,904 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,454,904 | $1,818,630 | — | — | $1,454,904 | $1,454,904 | ~$29,741 | Partial |
| 2024 | $— | — | — | — | $1,454,904 | $— | $29,151 | Verified |
| 2023 | $— | — | — | — | $1,818,630 | $— | $28,846 | Verified |
| 2022 | $— | — | — | — | $1,091,178 | $— | $23,790 | Verified |
| 2021 | $454,658 | — | — | — | $454,658 | $— | $10,653 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +25.0% | +20.0% | 96.0% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -20.0% | -20.0% | ~100% | 2.0000% | Verified |
| 2023 | +66.7% | +66.7% | ~100% | 1.5900% | Verified |
| 2022 | +140.0% ! | +140.0% | ~100% | 2.1800% | Verified |
| 2021 | base year | — | ~100% | 2.3400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +220.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +110.0% | +33.7% | +220.0% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.0400% | 2.0400% | — | 2.0400% | 2025 | 2.0400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$29,741 | $20,197 | ~$67,256 | $29,741 | 2025 | $10,653 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,945,905 | ~$1,945,905 | ~1.9695% | ~$38,324 | +33.7% |
| 2027 | ~$2,602,610 | ~$2,602,610 | ~1.8948% | ~$49,313 | +78.9% |
| 2028 | ~$3,480,939 | ~$3,480,939 | ~1.8201% | ~$63,355 | +139.3% |
| 2029 | ~$4,655,688 | ~$4,655,688 | ~1.7454% | ~$81,258 | +220.0% |
| 2030 | ~$6,226,890 | ~$6,226,890 | ~1.6707% | ~$104,030 | +328.0% |
| 2026 | ~$1,916,807 | ~$1,916,807 | ~2.0442% | ~$39,183 | +31.7% |
| 2027 | ~$2,525,356 | ~$2,525,356 | ~2.0442% | ~$51,623 | +73.6% |
| 2028 | ~$3,327,106 | ~$3,327,106 | ~2.0442% | ~$68,012 | +128.7% |
| 2029 | ~$4,383,397 | ~$4,383,397 | ~2.0442% | ~$89,604 | +201.3% |
| 2030 | ~$5,775,039 | ~$5,775,039 | ~2.0442% | ~$118,051 | +296.9% |
| 2026 | ~$1,975,003 | ~$1,975,003 | ~1.9321% | ~$38,159 | +35.7% |
| 2027 | ~$2,681,028 | ~$2,681,028 | ~1.8201% | ~$48,796 | +84.3% |
| 2028 | ~$3,639,443 | ~$3,639,443 | ~1.7080% | ~$62,162 | +150.2% |
| 2029 | ~$4,940,472 | ~$4,940,472 | ~1.5960% | ~$78,848 | +239.6% |
| 2030 | ~$6,706,593 | ~$6,706,593 | ~1.4839% | ~$99,519 | +361.0% |
In 2025, this property's market value of $1,454,904 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 17× 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 | $1,454,904 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +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 | $454,658 | $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.