F M RD 969 TX 78653
| Owner | MURRAY CHRISTOPHER R |
|---|---|
| Parcel ID | 0202600204 |
| Short ID | 190522 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | 4,678 SF |
| Land SF | 3,414,930 SF |
| Acres | 78.396 |
| Year Built | 1995 |
| Legal | ABS 12 SUR 13 GILLELAND J ACR 58.396 |
| Neighborhood | _RGN405 |
| Land | $3,736,772 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,736,772 |
| Improvement | $470,187 |
|---|---|
| Total Improvement | $470,187 |
| Market | $4,206,959 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,206,959 |
| Value Limitation Adjustment (−) (homestead cap) | −$2,457,685 |
| Net Appraised (assessed) | $1,749,274 |
| Exemptions (−) (HS) | −$143,609 |
|---|---|
| Taxable Value | $1,605,665 |
Appreciation: Market value has risen +470.2% from $737,829 (2021) to $4,206,959 (2025), a CAGR of 54.5% 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 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 1.6462% in 2025 (-0.0044% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $26,432. Del Valle ISD is the largest single contributor, at 57.1% of the total 2025 levy.
Assessment Gap: Assessed value ($1,749,274) is $2,457,685 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 89% of market value ($3,736,772 land vs $470,187 improvements), about $1/SF of land. With value concentrated in the land under a ~31-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $4,206,959, 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 +54.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $37,066,705 by 2030, with an estimated annual tax burden around $38,283. 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.
13 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 4,678 SF | ✗ |
| 1ST | 1st Floor | 3,528 SF | ✓ |
| 031 | GARAGE DET 1ST F | 1,200 SF | ✓ |
| 1/2 | Half Floor | 1,150 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 1,068 SF | ✗ |
| 301 | BARN SF | 960 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 851 SF | ✓ |
| 288 | SHED SF | 840 SF | ✓ |
| 298 | LIGHT UTILITY BLDG | 800 SF | ✓ |
| 512 | DECK UNCOVRED | 40 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
| 522 | FIREPLACE | 2 SF | ✓ |
| 343 | LOFT (RES) FV | 1 SF | ✓ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 190522 | MURRAY CHRISTOPHER R | 17600 F M RD 969 78653 | $1,641,644 | $789,848 | $631,878 |
| 376102 | MURRAY CHRISTOPHER R | ABS 12 SUR 13 GILLELAND J ACR 58.396 | $2,565,315 | $1,237,476 | $1,237,476 |
Market value changed by 99% in 2024, 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 |
|---|---|---|---|---|---|---|---|---|---|
| IDV Del Valle ISD | 1.2020% | 1.1846% | 1.0028% | 0.9969% | 0.9489% | -0.0480% | $15,270.40 | $15,270.40 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,034.82 | $6,034.82 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,895.06 | $1,895.06 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,801.32 | $1,801.32 | Paid |
| E12 Travis County ESD # 12 | 0.1000% | 0.1000% | 0.0982% | 0.1000% | 0.1000% | +0.0000% | $1,749.27 | $1,749.27 | Paid |
| Combined Rate | 1.8760% | 1.8002% | 1.6049% | 1.6506% | 1.6462% | -0.0044% | $26,750.87 | $26,750.87 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,206,959 | $4,206,959 | +0.0% |
| Assessed Value | $2,027,324 | $1,749,274 | +15.9% |
| Land Value | $5,224,061 | $3,736,772 | +39.8% |
| Improvement Value | $201,644 | $470,187 | -57.1% |
| Taxable Value | $1,869,354 | $1,605,665 | +16.4% |
| Exemptions | HS | HS | |
| HS Cap Loss | -$2,179,635 | — | |
| Total Tax 2026 = estimate |
~$30,773
Estimated
|
~$26,751
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,206,959 | $4,206,959 | +0 (+0.0%) |
| Taxable Value | $1,869,354 | $1,869,354 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,206,959 | $5,224,061 | $201,644 | −$2,179,635 | $2,027,324 | $1,869,354 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,206,959 | $3,736,772 | $470,187 | −$2,457,685 | $1,749,274 | $1,605,665 | ~$26,751 | Partial |
| 2024 | $1,325,364 | — | — | — | $2,075,984 ! | $— | $23,365 | Verified |
| 2023 | $1,325,364 | — | — | −$282,208 | $1,043,156 | $— | $19,528 | Verified |
| 2022 | $770,400 | — | — | — | $1,043,156 ! | $— | $21,675 | Verified |
| 2021 | $737,829 | — | — | −$8,037 | $729,792 | $— | $17,833 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 48.2% | Not available | Partial |
| 2025 | +80.0% ! | +20.0% | 40.2% | Not available | Partial |
| 2024 | +99.0% ! | +20.0% | 60.3% | 0.8000% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 0.9600% | Verified |
| 2022 | -7.0% | +46.0% | ~100% | 1.0600% | Verified |
| 2021 | base year | — | 63.7% | 2.4200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +233.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +58.8% | +54.5% | +217.4% | 2025 | +0.0% | 2024 |
| Assessment Ratio | 48.2% | 93.2% | — | 156.6% | 2024 | 41.6% | 2025 |
| Effective Tax Rate (2025) | 0.6600% | 0.6600% | — | 0.6600% | 2025 | 0.6600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$26,751 | $21,830 | ~$34,370 | $26,751 | 2025 | $17,833 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$6,500,869 | ~$1,924,201 | ~1.5887% | ~$30,570 | +54.5% |
| 2027 | ~$10,045,569 | ~$2,116,622 | ~1.5313% | ~$32,411 | +138.8% |
| 2028 | ~$15,523,073 | ~$2,328,284 | ~1.4738% | ~$34,314 | +269.0% |
| 2029 | ~$23,987,271 | ~$2,561,112 | ~1.4164% | ~$36,274 | +470.2% |
| 2030 | ~$37,066,705 | ~$2,817,223 | ~1.3589% | ~$38,283 | +781.1% |
| 2026 | ~$6,416,730 | ~$1,924,201 | ~1.6462% | ~$31,676 | +52.5% |
| 2027 | ~$9,787,217 | ~$2,116,622 | ~1.6462% | ~$34,843 | +132.6% |
| 2028 | ~$14,928,106 | ~$2,328,284 | ~1.6462% | ~$38,327 | +254.8% |
| 2029 | ~$22,769,327 | ~$2,561,112 | ~1.6462% | ~$42,160 | +441.2% |
| 2030 | ~$34,729,271 | ~$2,817,223 | ~1.6462% | ~$46,376 | +725.5% |
| 2026 | ~$6,585,008 | ~$1,924,201 | ~1.5600% | ~$30,017 | +56.5% |
| 2027 | ~$10,307,287 | ~$2,116,622 | ~1.4738% | ~$31,195 | +145.0% |
| 2028 | ~$16,133,642 | ~$2,328,284 | ~1.3876% | ~$32,308 | +283.5% |
| 2029 | ~$25,253,435 | ~$2,561,112 | ~1.3015% | ~$33,332 | +500.3% |
| 2030 | ~$39,528,333 | ~$2,817,223 | ~1.2153% | ~$34,237 | +839.6% |
In 2025, this property's market value of $4,206,959 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 49× 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 | $4,206,959 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $1,325,364 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | $1,325,364 | $25,000 | $71,500 | $271,439 | ↑ Top 25% | +0.0% |
| 2022 | $770,400 | $15,000 | $55,000 | $180,463 | ↑ Top 25% | +100.0% |
| 2021 | $737,829 | $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.