8811 F M RD 969 TX 78724
| Owner | DECKER 969 LLC |
|---|---|
| Parcel ID | 0210310325 |
| Short ID | 476522 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 44,083 SF |
| Acres | 1.012 |
| Year Built | — |
| Legal | LOT 1 PITTS FAMILY SUBD |
| Neighborhood | _RGN405 |
| Land | $881,654 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $881,654 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $881,654 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $881,654 |
| Value Limitation Adjustment (−) (homestead cap) | −$878,931 |
| Net Appraised (assessed) | $2,723 |
| Taxable Value | $2,723 |
|---|
Appreciation: Market value has risen +220313.5% from $400 (2021) to $881,654 (2025), a CAGR of 585.2% 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 outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.2027% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $60. Manor ISD is the largest single contributor, at 49.1% of the total 2025 levy.
Assessment Gap: Assessed value ($2,723) is $878,931 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 100% of market value ($881,654 land vs $0 improvements), about $20/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 $881,654, 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 +585.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $13,315,145,632 by 2030, with an estimated annual tax burden around $249,301,802. 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 46524% 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% | $29.45 | $29.45 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $14.27 | $14.27 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $10.23 | $10.23 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3.21 | $3.21 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2.82 | $2.82 | Paid |
| Combined Rate | 2.4670% | 2.3303% | 2.0358% | 2.1127% | 2.2027% | +0.0900% | $59.98 | $59.98 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $881,654 | $881,654 | +0.0% |
| Assessed Value | $3,268 | $2,723 | +20.0% |
| Land Value | $881,654 | $881,654 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $3,268 | $2,723 | +20.0% |
| HS Cap Loss | -$878,386 | — | |
| Total Tax 2026 = estimate |
~$72
Estimated
|
~$60
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $881,654 | $881,654 | +0 (+0.0%) |
| Taxable Value | $3,268 | $3,268 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $881,654 | $881,654 | — | −$878,386 | $3,268 | $3,268 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $881,654 | $881,654 | — | −$878,931 | $2,723 | $2,723 | ~$60 | Partial |
| 2024 | $— | — | — | — | $881,654 | $— | $48 | Verified |
| 2023 | $— | — | — | — | $1,891 | $— | $38 | Verified |
| 2022 | $— | — | — | — | $1,891 | $— | $44 | Verified |
| 2021 | $400 | — | — | — | $1,137 ! | $— | $28 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 0.4% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 0.3% | Not available | Partial |
| 2024 | +46523.7% ! | +20.0% | 0.3% | 0.0100% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 2.0400% | Verified |
| 2022 | +66.3% | +66.3% | ~100% | 2.3300% | Verified |
| 2021 | base year | — | ~100% | 7.0100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +77442.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +110156.8% | +585.2% | +220313.5% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 0.4% | 95.0% | — | 284.2% | 2021 | 0.3% | 2025 |
| 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 |
$60 | $44 | ~$58,728,259 | $60 | 2025 | $28 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$6,040,985 | ~$6,040,985 | ~2.1366% | ~$129,072 | +585.2% |
| 2027 | ~$41,392,083 | ~$41,392,083 | ~2.0705% | ~$857,039 | +4594.8% |
| 2028 | ~$283,613,452 | ~$283,613,452 | ~2.0045% | ~$5,684,931 | +32068.3% |
| 2029 | ~$1,943,284,439 | ~$1,943,284,439 | ~1.9384% | ~$37,668,451 | +220313.5% |
| 2030 | ~$13,315,145,632 | ~$13,315,145,632 | ~1.8723% | ~$249,301,802 | +1510146.2% |
| 2026 | ~$6,023,352 | ~$6,023,352 | ~2.2027% | ~$132,675 | +583.2% |
| 2027 | ~$41,150,796 | ~$41,150,796 | ~2.2027% | ~$906,422 | +4567.5% |
| 2028 | ~$281,137,169 | ~$281,137,169 | ~2.2027% | ~$6,192,566 | +31787.5% |
| 2029 | ~$1,920,694,511 | ~$1,920,694,511 | ~2.2027% | ~$42,306,850 | +217751.3% |
| 2030 | ~$13,121,948,336 | ~$13,121,948,336 | ~2.2027% | ~$289,035,188 | +1488233.1% |
| 2026 | ~$6,058,618 | ~$6,058,618 | ~2.1036% | ~$127,448 | +587.2% |
| 2027 | ~$41,634,075 | ~$41,634,075 | ~2.0045% | ~$834,540 | +4622.3% |
| 2028 | ~$286,104,233 | ~$286,104,233 | ~1.9054% | ~$5,451,299 | +32350.9% |
| 2029 | ~$1,966,073,050 | ~$1,966,073,050 | ~1.8062% | ~$35,512,077 | +222898.3% |
| 2030 | ~$13,510,611,846 | ~$13,510,611,846 | ~1.7071% | ~$230,644,215 | +1532316.6% |
In 2025, this property's market value of $881,654 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 10× 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 | $881,654 | $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 | $400 | $6,000 | $14,480 | $80,000 | ↓ 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.