18524 F M RD 969 TX 78701
| Owner | CITY OF AUSTIN |
|---|---|
| Parcel ID | 0202700104 |
| Short ID | 190607 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | 3,082 SF |
| Land SF | 173,303,913 SF |
| Acres | 3,978.510 |
| Year Built | 1950 |
| Legal | ABS 60 SUR 40 (LEASEHOLD) BUCKMAN O ABS 26 SUR 11 WEBBER J F ACR 1989.2552 (1-D-1) |
| Neighborhood | _RGN405 |
| Land | $201,173,268 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $201,173,268 |
| Improvement | $197,489 |
|---|---|
| Total Improvement | $197,489 |
| Market | $201,370,757 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $201,370,757 |
| Value Limitation Adjustment (−) (homestead cap) | −$100,390,611 |
| Net Appraised (assessed) | $100,980,146 |
| Exemptions (−) | −$100,784,123 |
|---|---|
| Taxable Value | $196,023 |
| Total Due | $229.83 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has risen +1903.3% from $10,051,712 (2021) to $201,370,757 (2025), a CAGR of 111.6% 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 6 taxing entities is 2.7276% in 2025 (-0.0044% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $5,347. Manor ISD is the largest single contributor, at 32.8% of the total 2025 levy.
Assessment Gap: Assessed value ($100,980,146) is $100,390,611 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 100% of market value ($201,173,268 land vs $197,489 improvements), about $1/SF of land. With value concentrated in the land under a ~76-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 $201,370,757, 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 +170.3% Base-scenario CAGR (Based on 2022–2025 certified trend, projected forward from 2025), the model projects market value near $29,065,050,398 by 2030, with an estimated annual tax burden around $610,963,127. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $229.83 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,726 SF | ✓ |
| 571 | STORAGE DET | 576 SF | ✓ |
| 1/2 | Half Floor | 356 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 272 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
| 579 | STORAGE DET FV | 1 SF | ✓ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 190607 | CITY OF AUSTIN | 18524 F M RD 969 78724 | $100,784,123 | $100,784,123 | $0 |
| 459409 | AUSTIN ENERGY (LEASEE) | 193.185 | $143,226,374 | $198,476 | $198,476 |
Market value changed by 95% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IMA Manor ISD | 1.3520% | 1.3520% | 1.0861% | 1.0814% | 1.0814% | +0.0000% | $1,102.29 | $1,036.76 | $65.53 |
| IDV Del Valle ISD | 1.2020% | 1.1846% | 1.0028% | 0.9969% | 0.9489% | -0.0480% | $892.83 | $839.76 | $53.07 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $736.74 | $692.94 | $43.80 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $231.35 | $217.60 | $13.75 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $202.69 | $190.64 | $12.05 |
| E12 Travis County ESD # 12 | 0.1000% | 0.1000% | 0.0982% | 0.1000% | 0.1000% | +0.0000% | $196.02 | $184.37 | $11.65 |
| Combined Rate | 3.2280% | 3.1522% | 2.6910% | 2.7320% | 2.7276% | -0.0044% | $3,361.92 | $3,162.07 | $199.85 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $244,010,497 | $201,370,757 | +21.2% |
| Assessed Value | $100,982,599 | $100,980,146 | +0.0% |
| Land Value | $286,452,748 | $201,173,268 | +42.4% |
| Improvement Value | — | $197,489 | — |
| Taxable Value | $198,476 | $196,023 | +1.3% |
| Exemptions | — | E | |
| HS Cap Loss | -$143,027,898 | — | |
| Total Tax 2026 = estimate |
~$5,414
Estimated
|
$3,362 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $244,010,497 | $244,010,497 | +0 (+0.0%) |
| Taxable Value | $198,476 | $198,476 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $244,010,497 | $286,452,748 | — | −$143,027,898 | $100,982,599 | $198,476 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $201,370,757 | $201,173,268 | $197,489 | −$100,390,611 | $100,980,146 | $196,023 | $3,362 | Verified |
| 2024 | $20,245,702 | — | — | — | — | $— | $2,842 | Verified |
| 2023 | $20,225,654 | — | — | — | — | $— | $2,868 | Verified |
| 2022 | $10,194,633 | — | — | — | — | $— | $3,162 | Verified |
| 2021 | $10,051,712 | — | — | — | — | $— | $3,083 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +42.4% | +1.3% | 0.1% | Not available | Partial |
| 2025 | +80.0% ! | +16.9% | 0.2% | 0.0000% | Verified |
| 2024 | +180.9% ! | -3.6% | 0.3% | 0.0000% | Verified |
| 2023 | +0.0% | +3.9% | 0.9% | 0.0100% | Verified |
| 2022 | +95.1% ! | -98.4% | 0.8% | 0.0100% | Verified |
| 2021 | base year | — | ~100% | 0.0300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +886.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +21.2% | +203.1% | +160.9% | +894.6% | 2025 | +0.1% | 2024 |
| Assessment Ratio | 41.4% | 45.8% | — | 50.1% | 2025 | 41.4% | 2026 |
| Effective Tax Rate (2025) | 0.0000% | 0.0000% | — | 0.0000% | 2025 | 0.0000% | 2025 |
| Tax Amount | $3,362 | $3,063 | ~$198,922,772 | $3,362 | 2025 | $2,842 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$544,341,365 | ~$544,341,365 | ~2.6025% | ~$14,166,295 | +170.3% |
| 2027 | ~$1,471,452,590 | ~$1,471,452,590 | ~2.4774% | ~$36,453,215 | +630.7% |
| 2028 | ~$3,977,600,937 | ~$3,977,600,937 | ~2.3523% | ~$93,563,506 | +1875.3% |
| 2029 | ~$10,752,170,558 | ~$10,752,170,558 | ~2.2272% | ~$239,467,719 | +5239.5% |
| 2030 | ~$29,065,050,398 | ~$29,065,050,398 | ~2.1021% | ~$610,963,127 | +14333.6% |
| 2026 | ~$540,313,950 | ~$540,313,950 | ~2.7276% | ~$14,737,430 | +168.3% |
| 2027 | ~$1,449,759,484 | ~$1,449,759,484 | ~2.7276% | ~$39,543,176 | +619.9% |
| 2028 | ~$3,889,965,380 | ~$3,889,965,380 | ~2.7276% | ~$106,101,451 | +1831.7% |
| 2029 | ~$10,437,476,582 | ~$10,437,476,582 | ~2.7276% | ~$284,689,271 | +5083.2% |
| 2030 | ~$28,005,626,465 | ~$28,005,626,465 | ~2.7276% | ~$763,872,506 | +13807.5% |
| 2026 | ~$548,368,780 | ~$548,368,780 | ~2.5399% | ~$13,928,095 | +172.3% |
| 2027 | ~$1,493,306,793 | ~$1,493,306,793 | ~2.3523% | ~$35,126,455 | +641.6% |
| 2028 | ~$4,066,542,913 | ~$4,066,542,913 | ~2.1646% | ~$88,024,617 | +1919.4% |
| 2029 | ~$11,073,927,570 | ~$11,073,927,570 | ~1.9770% | ~$218,926,177 | +5399.3% |
| 2030 | ~$30,156,296,010 | ~$30,156,296,010 | ~1.7893% | ~$539,585,813 | +14875.5% |
In 2025, this property's market value of $201,370,757 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 337× 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 | $201,370,757 | $207,536 | $597,708 | $1,442,275 | ↑ Top 25% | +0.0% |
| 2024 | $20,245,702 | $217,016 | $597,296 | $1,446,593 | ↑ Top 25% | +23.7% |
| 2023 | $20,225,654 | $167,963 | $453,916 | $1,078,522 | ↑ Top 25% | +0.0% |
| 2022 | $10,194,633 | $180,794 | $446,888 | $1,009,883 | ↑ Top 25% | +46.1% |
| 2021 | $10,051,712 | $33,611 | $103,166 | $247,000 | ↑ 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.