8809 F M RD 969 TX 78724
| Owner | DECKER 969 LLC |
|---|---|
| Parcel ID | 0210310324 |
| Short ID | 476521 |
| Type | Real |
| Use Code | 10 Manufactured Commercial Bldg |
| Valuation | Cost |
| Improvement SF | 672 SF |
| Land SF | 56,802 SF |
| Acres | 1.304 |
| Year Built | 2012 |
| Legal | LOT 2 PITTS FAMILY SUBD |
| Neighborhood | 1FE1 |
| Land | $908,836 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $908,836 |
| Improvement | $33,819 |
|---|---|
| Total Improvement | $33,819 |
| Market | $942,655 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $942,655 |
| Value Limitation Adjustment (−) (homestead cap) | −$812,161 |
| Net Appraised (assessed) | $130,494 |
| Taxable Value | $130,494 |
|---|
Appreciation: Market value has risen +1055.0% from $81,612 (2021) to $942,655 (2025), a CAGR of 84.4% 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 Commercial parcel countywide rose +24.1%, so this parcel has outpaced the broader commercial market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 2.2293% in 2025 (+0.0866% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $2,909. Manor ISD is the largest single contributor, at 61.5% of the total 2025 levy.
Assessment Gap: Assessed value ($130,494) is $812,161 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Commercial. No homestead exemptions apply — full market value is taxable. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 96% of market value ($908,836 land vs $33,819 improvements), about $16/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 $942,655, this parcel sits in the lower-middle (25th–50th percentile) of Commercial property in Travis County — county median $1,417,484 (P25 $649,268 / P75 $3,347,260, n=13,608). Commercial here is the broad TCAD category — every commercial 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 +84.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $20,072,489 by 2030, with an estimated annual tax burden around $3,851. 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 |
|---|---|---|---|
| 501 | CANOPY | 880 SF | ✗ |
| 1ST | 1st Floor | 672 SF | ✓ |
Market value changed by 940% 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 |
|---|---|---|---|---|---|---|---|---|---|
| IMA Manor ISD | 1.3520% | 1.3520% | 1.0861% | 1.0814% | 1.0814% | +0.0000% | $1,411.16 | $1,411.16 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $490.46 | $490.46 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $154.01 | $154.01 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $134.93 | $134.93 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $72.52 | $72.52 | Paid |
| E04 Travis County ESD # 04 | 0.0800% | 0.0600% | 0.0400% | 0.0300% | 0.0266% | -0.0034% | $31.03 | $31.03 | Paid |
| Combined Rate | 2.5470% | 2.3903% | 2.0758% | 2.1427% | 2.2293% | +0.0866% | $2,294.11 | $2,294.11 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $942,655 | $942,655 | +0.0% |
| Assessed Value | $156,593 | $130,494 | +20.0% |
| Land Value | $908,836 | $908,836 | +0.0% |
| Improvement Value | $33,819 | $33,819 | +0.0% |
| Taxable Value | $156,593 | $130,494 | +20.0% |
| HS Cap Loss | -$786,062 | — | |
| Total Tax 2026 = estimate |
~$3,491
Estimated
|
~$2,294
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $942,655 | $942,655 | +0 (+0.0%) |
| Taxable Value | $156,593 | $156,593 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $942,655 | $908,836 | $33,819 | −$786,062 | $156,593 | $156,593 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $942,655 | $908,836 | $33,819 | −$812,161 | $130,494 | $130,494 | ~$2,294 | Partial |
| 2024 | $90,621 | — | — | — | $908,836 ! | $— | $1,862 | Verified |
| 2023 | $84,333 | — | — | −$27,531 | $56,802 | $— | $1,503 | Verified |
| 2022 | $81,612 | — | — | −$24,810 | $56,802 | $— | $1,651 | Verified |
| 2021 | $81,612 | — | — | −$24,810 | $56,802 | $— | $1,666 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 16.6% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 13.8% | Not available | Partial |
| 2024 | +940.2% ! | +20.0% | 11.5% | 0.2000% | Verified |
| 2023 | +7.5% | +7.5% | ~100% | 1.6600% | Verified |
| 2022 | +3.3% | +3.3% | ~100% | 1.9600% | Verified |
| 2021 | base year | — | ~100% | 2.0400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1055.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +190.2% | +84.4% | +940.2% | 2025 | +0.0% | 2022 |
| Assessment Ratio | 16.6% | 206.6% | — | 1002.9% | 2024 | 13.8% | 2025 |
| Effective Tax Rate (2025) | 0.2400% | 0.2400% | — | 0.2400% | 2025 | 0.2400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$2,294 | $1,795 | ~$3,463 | $2,294 | 2025 | $1,503 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,737,811 | ~$143,543 | ~2.1499% | ~$3,086 | +84.4% |
| 2027 | ~$3,203,702 | ~$157,898 | ~2.0704% | ~$3,269 | +239.9% |
| 2028 | ~$5,906,114 | ~$173,688 | ~1.9910% | ~$3,458 | +526.5% |
| 2029 | ~$10,888,086 | ~$191,056 | ~1.9116% | ~$3,652 | +1055.0% |
| 2030 | ~$20,072,489 | ~$210,162 | ~1.8322% | ~$3,851 | +2029.4% |
| 2026 | ~$1,718,958 | ~$143,543 | ~2.2293% | ~$3,200 | +82.4% |
| 2027 | ~$3,134,567 | ~$157,898 | ~2.2293% | ~$3,520 | +232.5% |
| 2028 | ~$5,715,970 | ~$173,688 | ~2.2293% | ~$3,872 | +506.4% |
| 2029 | ~$10,423,230 | ~$191,056 | ~2.2293% | ~$4,259 | +1005.7% |
| 2030 | ~$19,007,050 | ~$210,162 | ~2.2293% | ~$4,685 | +1916.3% |
| 2026 | ~$1,756,664 | ~$143,543 | ~2.1101% | ~$3,029 | +86.4% |
| 2027 | ~$3,273,592 | ~$157,898 | ~1.9910% | ~$3,144 | +247.3% |
| 2028 | ~$6,100,429 | ~$173,688 | ~1.8719% | ~$3,251 | +547.2% |
| 2029 | ~$11,368,319 | ~$191,056 | ~1.7527% | ~$3,349 | +1106.0% |
| 2030 | ~$21,185,179 | ~$210,162 | ~1.6336% | ~$3,433 | +2147.4% |
In 2025, this property's market value of $942,655 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -33% below the county median of $1,417,484. Commercial here is the broad TCAD category — every commercial 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 | $942,655 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $90,621 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $84,333 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $81,612 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $81,612 | $517,750 | $1,142,600 | $2,780,453 | ↓ Bottom 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.