6422 F M RD 969 TX 78724
| Owner | ACROSS 969 LLC |
|---|---|
| Parcel ID | 0213280901 |
| Short ID | 544728 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 183,954 SF |
| Acres | 4.223 |
| Year Built | — |
| Legal | LOT 1 BLK A ULIT BAPTIST SUBD |
| Neighborhood | 1FE1 |
| Land | $1,913,120 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,913,120 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,913,120 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,913,120 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,396,578 |
| Net Appraised (assessed) | $516,542 |
| Taxable Value | $516,542 |
|---|
Appreciation: Market value has risen +433.3% from $358,710 (2021) to $1,913,120 (2025), a CAGR of 52.0% 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 lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $10,571. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($516,542) is $1,396,578 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 ($1,913,120 land vs $0 improvements), about $10/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 $1,913,120, 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 +52.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $15,505,673 by 2030, with an estimated annual tax burden around $292,087. 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 433% 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $4,779.05 | $4,779.05 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,706.77 | $2,706.77 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,941.40 | $1,941.40 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $609.64 | $609.64 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $534.10 | $534.10 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $10,570.96 | $10,570.96 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,913,120 | $1,913,120 | +0.0% |
| Assessed Value | $619,850 | $516,542 | +20.0% |
| Land Value | $1,913,120 | $1,913,120 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $619,850 | $516,542 | +20.0% |
| HS Cap Loss | -$1,293,270 | — | |
| Total Tax 2026 = estimate |
~$12,685
Estimated
|
~$10,571
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,913,120 | $1,913,120 | +0 (+0.0%) |
| Taxable Value | $619,850 | $619,850 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,913,120 | $1,913,120 | — | −$1,293,270 | $619,850 | $619,850 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,913,120 | $1,913,120 | — | −$1,396,578 | $516,542 | $516,542 | ~$10,571 | Partial |
| 2024 | $— | — | — | — | $1,913,111 | $— | $8,531 | Verified |
| 2023 | $— | — | — | — | $358,710 | $— | $6,490 | Verified |
| 2022 | $— | — | — | — | $358,710 | $— | $7,084 | Verified |
| 2021 | $358,710 | — | — | — | $358,710 | $— | $7,808 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 32.4% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 27.0% | Not available | Partial |
| 2024 | +433.3% ! | +20.0% | 22.5% | 0.4500% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +433.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +216.7% | +52.0% | +433.3% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 32.4% | 53.1% | — | 100.0% | 2021 | 27.0% | 2025 |
| Effective Tax Rate (2025) | 0.5500% | 0.5500% | — | 0.5500% | 2025 | 0.5500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$10,571 | $9,189 | ~$152,910 | $10,571 | 2025 | $7,808 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,907,314 | ~$2,907,314 | ~2.0139% | ~$58,551 | +52.0% |
| 2027 | ~$4,418,161 | ~$4,418,161 | ~1.9814% | ~$87,541 | +130.9% |
| 2028 | ~$6,714,153 | ~$6,714,153 | ~1.9488% | ~$130,848 | +251.0% |
| 2029 | ~$10,203,307 | ~$10,203,307 | ~1.9163% | ~$195,525 | +433.3% |
| 2030 | ~$15,505,673 | ~$15,505,673 | ~1.8837% | ~$292,087 | +710.5% |
| 2026 | ~$2,869,051 | ~$2,869,051 | ~2.0465% | ~$58,715 | +50.0% |
| 2027 | ~$4,302,634 | ~$4,302,634 | ~2.0465% | ~$88,053 | +124.9% |
| 2028 | ~$6,452,537 | ~$6,452,537 | ~2.0465% | ~$132,050 | +237.3% |
| 2029 | ~$9,676,685 | ~$9,676,685 | ~2.0465% | ~$198,032 | +405.8% |
| 2030 | ~$14,511,848 | ~$14,511,848 | ~2.0465% | ~$296,983 | +658.5% |
| 2026 | ~$2,945,576 | ~$2,945,576 | ~1.9977% | ~$58,843 | +54.0% |
| 2027 | ~$4,535,219 | ~$4,535,219 | ~1.9488% | ~$88,384 | +137.1% |
| 2028 | ~$6,982,747 | ~$6,982,747 | ~1.9000% | ~$132,673 | +265.0% |
| 2029 | ~$10,751,136 | ~$10,751,136 | ~1.8512% | ~$199,024 | +462.0% |
| 2030 | ~$16,553,216 | ~$16,553,216 | ~1.8024% | ~$298,350 | +765.2% |
In 2025, this property's market value of $1,913,120 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 22× 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 | $1,913,120 | $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 | $358,710 | $6,000 | $14,480 | $80,000 | ↑ 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.