17117 F M RD 969 TX
| Owner | SHAW BETTY JO |
|---|---|
| Parcel ID | 0202600401 |
| Short ID | 190526 |
| Type | Real |
| Use Code | 00 (unlisted) |
| Valuation | Productivity |
| Improvement SF | 2,362 SF |
| Land SF | 3,135,057 SF |
| Acres | 71.971 |
| Year Built | 1985 |
| Legal | ABS 12 SUR 13 GILLELAND J ACR 68.971 (1-D-1) |
| Neighborhood | _RGN405 |
| Land | $4,151,669 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,151,669 |
| Improvement | $250,165 |
|---|---|
| Total Improvement | $250,165 |
| Market | $4,401,834 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,401,834 |
| Value Limitation Adjustment (−) (homestead cap) | −$4,125,665 |
| Net Appraised (assessed) | $276,169 |
| Exemptions (−) (HS,OV65) | −$194,155 |
|---|---|
| Taxable Value | $82,014 |
Appreciation: Market value has risen +2580.3% from $164,227 (2021) to $4,401,834 (2025), a CAGR of 127.5% 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 Agricultural parcel countywide rose +479.4%, so this parcel has outpaced the broader agricultural 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 $1,350. Travis County is the largest single contributor, at 35.9% of the total 2025 levy.
Assessment Gap: Assessed value ($276,169) is $4,125,665 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 94% of market value ($4,151,669 land vs $250,165 improvements), about $1/SF of land. With value concentrated in the land under a ~41-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 $4,401,834, 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.
Forward Outlook: Holding the +129.1% Base-scenario CAGR (Based on 2022–2025 certified trend, projected forward from 2025), the model projects market value near $277,582,274 by 2030, with an estimated annual tax burden around $6,044. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 571C | STORAGE DET COMM | 2,992 SF | ✓ |
| 051C | CARPORT DET 1ST COMM | 1,740 SF | ✗ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 190526 | SHAW BETTY JO | 17117 F M RD 969 78653 | $254,676 | $254,676 | $58,472 |
| 190527 | SHAW BETTY JO | 34.000 | $4,147,158 | $8,855 | $8,855 |
Market value changed by 80% in 2025, 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 |
|---|---|---|---|---|---|---|---|---|---|
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $308.25 | $308.25 | Paid |
| E12 Travis County ESD # 12 | 0.1000% | 0.1000% | 0.0982% | 0.1000% | 0.1000% | +0.0000% | $276.17 | $276.17 | Paid |
| IDV Del Valle ISD | 1.2020% | 1.1846% | 1.0028% | 0.9969% | 0.9489% | -0.0480% | $203.95 | $203.95 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $47.25 | $47.25 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $22.22 | $22.22 | Paid |
| Combined Rate | 1.8760% | 1.8002% | 1.6049% | 1.6506% | 1.6462% | -0.0044% | $857.84 | $857.84 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,401,834 | $4,401,834 | +0.0% |
| Assessed Value | $263,531 | $276,169 | -4.6% |
| Land Value | $4,983,912 | $4,151,669 | +20.0% |
| Improvement Value | $236,676 | $250,165 | -5.4% |
| Taxable Value | $67,327 | $82,014 | -17.9% |
| Exemptions | HS,OV65 | HS,OV65 | |
| HS Cap Loss | -$4,138,303 | — | |
| Total Tax 2026 = estimate |
~$1,108
Estimated
|
~$858
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $5,234,077 | $4,401,834 | -832,243 (-15.9%) |
| Taxable Value | $82,865 | $67,327 | -15,538 (-18.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,401,834 | $4,983,912 | $236,676 | −$4,138,303 | $263,531 | $67,327 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,401,834 | $4,151,669 | $250,165 | −$4,125,665 | $276,169 | $82,014 | ~$858 | Partial |
| 2024 | $521,090 | — | — | −$503,090 | $18,000 | $— | $809 | Verified |
| 2023 | $485,154 | — | — | −$467,154 | $18,000 | $— | $772 | Verified |
| 2022 | $366,251 | — | — | −$348,251 | $18,000 | $— | $1,432 | Verified |
| 2021 | $164,227 | — | — | −$146,227 | $18,000 | $— | $1,457 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +20.1% | +4.0% | 0.4% | Not available | Partial |
| 2025 | +79.5% ! | +6.2% | 0.5% | Not available | Partial |
| 2024 | +73.4% | -7.6% | 0.9% | 0.0300% | Verified |
| 2023 | +0.0% | -5.0% | 1.6% | 0.0400% | Verified |
| 2022 | +57.5% | -4.5% | 1.7% | 0.0800% | Verified |
| 2021 | base year | — | 2.8% | 0.8900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +390.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +181.5% | +129.1% | +744.7% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 6.0% | 5.9% | — | 11.0% | 2021 | 3.5% | 2024 |
| Effective Tax Rate (2025) | 0.0100% | 0.0100% | — | 0.0100% | 2025 | 0.0100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$858 | $1,066 | ~$5,426 | $1,457 | 2021 | $772 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$10,082,896 | ~$303,786 | ~1.5887% | ~$4,826 | +129.1% |
| 2027 | ~$23,096,006 | ~$334,164 | ~1.5313% | ~$5,117 | +424.7% |
| 2028 | ~$52,903,999 | ~$367,581 | ~1.4738% | ~$5,417 | +1101.9% |
| 2029 | ~$121,182,558 | ~$404,339 | ~1.4164% | ~$5,727 | +2653.0% |
| 2030 | ~$277,582,274 | ~$444,773 | ~1.3589% | ~$6,044 | +6206.1% |
| 2026 | ~$9,994,859 | ~$303,786 | ~1.6462% | ~$5,001 | +127.1% |
| 2027 | ~$22,694,451 | ~$334,164 | ~1.6462% | ~$5,501 | +415.6% |
| 2028 | ~$51,530,303 | ~$367,581 | ~1.6462% | ~$6,051 | +1070.7% |
| 2029 | ~$117,005,347 | ~$404,339 | ~1.6462% | ~$6,656 | +2558.1% |
| 2030 | ~$265,673,795 | ~$444,773 | ~1.6462% | ~$7,322 | +5935.5% |
| 2026 | ~$10,170,932 | ~$303,786 | ~1.5600% | ~$4,739 | +131.1% |
| 2027 | ~$23,501,083 | ~$334,164 | ~1.4738% | ~$4,925 | +433.9% |
| 2028 | ~$54,301,894 | ~$367,581 | ~1.3876% | ~$5,101 | +1133.6% |
| 2029 | ~$125,470,632 | ~$404,339 | ~1.3015% | ~$5,262 | +2750.4% |
| 2030 | ~$289,914,002 | ~$444,773 | ~1.2153% | ~$5,405 | +6486.2% |
In 2025, this property's market value of $4,401,834 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 7× 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 | $4,401,834 | $207,536 | $597,708 | $1,442,275 | ↑ Top 25% | +0.0% |
| 2024 | $521,090 | $217,016 | $597,296 | $1,446,593 | ↓ Below median | +23.7% |
| 2023 | $485,154 | $167,963 | $453,916 | $1,078,522 | ↑ Above median | +0.0% |
| 2022 | $366,251 | $180,794 | $446,888 | $1,009,883 | ↓ Below median | +46.1% |
| 2021 | $164,227 | $33,611 | $103,166 | $247,000 | ↑ Above 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.