8602 F M RD 969 TX 78724
| Owner | 8602 FM 969 LLC |
|---|---|
| Parcel ID | 0211360204 |
| Short ID | 881286 |
| Type | Real |
| Use Code | 48 Convenience Store |
| Valuation | Income |
| Improvement SF | 3,500 SF |
| Land SF | 47,219 SF |
| Acres | 1.084 |
| Year Built | 2019 |
| Legal | LOT 1 DECKER CORNER SUBD |
| Neighborhood | 48FEA |
| Land | $944,380 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $944,380 |
| Improvement | $889,057 |
|---|---|
| Total Improvement | $889,057 |
| Market | $1,833,437 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,833,437 |
| Value Limitation Adjustment (−) (homestead cap) | −$546,552 |
| Net Appraised (assessed) | $1,286,885 |
| Taxable Value | $1,286,885 |
|---|
Appreciation: Market value has risen +169.1% from $681,300 (2021) to $1,833,437 (2025), a CAGR of 28.1% 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 5 taxing entities is 2.2027% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $28,346. Manor ISD is the largest single contributor, at 49.1% of the total 2025 levy.
Assessment Gap: Assessed value ($1,286,885) is $546,552 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 income approach, so changes in rent roll or occupancy move the appraisal more directly than they would for a cost-approach property.
Value Composition: Land carries 52% of market value ($944,380 land vs $889,057 improvements), about $20/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $1,833,437, this parcel sits in the upper-middle (50th–75th 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 +28.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,319,395 by 2030, with an estimated annual tax burden around $38,805. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 12,400 SF | ✗ |
| 1ST | 1st Floor | 3,500 SF | ✓ |
| 501 | CANOPY | 3,130 SF | ✗ |
| 611 | TERRACE | 700 SF | ✗ |
| 482 | LIGHT POLES | 4 SF | ✓ |
Market value changed by 106% 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% | $13,916.37 | $13,916.37 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,743.50 | $6,743.50 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,836.69 | $4,836.69 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,518.82 | $1,518.82 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,330.64 | $1,330.64 | Paid |
| Combined Rate | 2.4670% | 2.3303% | 2.0358% | 2.1127% | 2.2027% | +0.0900% | $28,346.02 | $28,346.02 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,865,631 | $1,833,437 | +1.8% |
| Assessed Value | $1,544,262 | $1,286,885 | +20.0% |
| Land Value | $944,380 | $944,380 | +0.0% |
| Improvement Value | $921,251 | $889,057 | +3.6% |
| Taxable Value | $1,544,262 | $1,286,885 | +20.0% |
| HS Cap Loss | -$321,369 | — | |
| Total Tax 2026 = estimate |
~$34,015
Estimated
|
~$28,346
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,865,631 | $1,865,631 | +0 (+0.0%) |
| Taxable Value | $1,544,262 | $1,544,262 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,865,631 | $944,380 | $921,251 | −$321,369 | $1,544,262 | $1,544,262 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,833,437 | $944,380 | $889,057 | −$546,552 | $1,286,885 | $1,286,885 | ~$28,346 | Partial |
| 2024 | $893,670 | — | — | — | $944,380 ! | $— | $22,657 | Verified |
| 2023 | $675,122 | — | — | −$580,684 | $94,438 | $— | $18,194 | Verified |
| 2022 | $712,696 | — | — | −$618,258 | $94,438 | $— | $15,733 | Verified |
| 2021 | $681,300 | — | — | −$586,862 | $94,438 | $— | $17,582 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.8% | +20.0% | 82.8% | Not available | Partial |
| 2025 | -0.2% | +20.0% | 70.2% | Not available | Partial |
| 2024 | +105.6% ! | +20.0% | 58.4% | 1.2300% | Verified |
| 2023 | +23.4% | +23.4% | ~100% | 2.0400% | Verified |
| 2022 | -0.9% | -0.9% | ~100% | 2.1700% | Verified |
| 2021 | base year | — | ~100% | 2.5800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +150.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.8% | +27.7% | +27.6% | +105.2% | 2025 | -5.3% | 2023 |
| Assessment Ratio | 82.8% | 50.0% | — | 105.7% | 2024 | 13.3% | 2022 |
| Effective Tax Rate (2025) | 1.5500% | 1.5500% | — | 1.5500% | 2025 | 1.5500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$28,346 | $20,502 | ~$34,429 | $28,346 | 2025 | $15,733 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,348,269 | ~$1,415,574 | ~2.1366% | ~$30,245 | +28.1% |
| 2027 | ~$3,007,667 | ~$1,557,131 | ~2.0705% | ~$32,241 | +64.0% |
| 2028 | ~$3,852,225 | ~$1,712,844 | ~2.0045% | ~$34,333 | +110.1% |
| 2029 | ~$4,933,937 | ~$1,884,128 | ~1.9384% | ~$36,522 | +169.1% |
| 2030 | ~$6,319,395 | ~$2,072,541 | ~1.8723% | ~$38,805 | +244.7% |
| 2026 | ~$2,311,601 | ~$1,415,574 | ~2.2027% | ~$31,181 | +26.1% |
| 2027 | ~$2,914,470 | ~$1,557,131 | ~2.2027% | ~$34,299 | +59.0% |
| 2028 | ~$3,674,569 | ~$1,712,844 | ~2.2027% | ~$37,729 | +100.4% |
| 2029 | ~$4,632,902 | ~$1,884,128 | ~2.2027% | ~$41,501 | +152.7% |
| 2030 | ~$5,841,171 | ~$2,072,541 | ~2.2027% | ~$45,652 | +218.6% |
| 2026 | ~$2,384,938 | ~$1,415,574 | ~2.1036% | ~$29,778 | +30.1% |
| 2027 | ~$3,102,331 | ~$1,557,131 | ~2.0045% | ~$31,212 | +69.2% |
| 2028 | ~$4,035,518 | ~$1,712,844 | ~1.9054% | ~$32,636 | +120.1% |
| 2029 | ~$5,249,409 | ~$1,884,128 | ~1.8062% | ~$34,032 | +186.3% |
| 2030 | ~$6,828,440 | ~$2,072,541 | ~1.7071% | ~$35,381 | +272.4% |
In 2025, this property's market value of $1,833,437 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +29% above 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 | $1,833,437 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $893,670 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $675,122 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $712,696 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $681,300 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below 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.