201 F M RD 685 TX 78660
| Owner | HEB LP |
|---|---|
| Parcel ID | 0267410701 |
| Short ID | 860932 |
| Type | Real |
| Use Code | 44 Grocery Store |
| Valuation | Income |
| Improvement SF | 93,152 SF |
| Land SF | 882,700 SF |
| Acres | 20.264 |
| Year Built | 2000 |
| Legal | LOT 1 HEB/PFLUGERVILLE NO 2 SUBD REPLAT |
| Neighborhood | 42PFL/FNE |
| Land | $10,592,398 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $10,592,398 |
| Improvement | $6,307,602 |
|---|---|
| Total Improvement | $6,307,602 |
| Market | $16,900,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $16,900,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $16,900,000 |
| Taxable Value | $16,900,000 |
|---|
Appreciation: Market value has fallen -11.8% from $19,166,128 (2021) to $16,900,000 (2025), a CAGR of -3.1% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→2022), 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 lagged the broader commercial market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.2285% in 2025 (+0.0325% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $376,622. Pflugerville ISD is the largest single contributor, at 49.7% of the total 2025 levy.
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 63% of market value ($10,592,398 land vs $6,307,602 improvements), about $12/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $16,900,000, this parcel sits in the top quartile (≥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 -3.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $14,440,330 by 2030, with an estimated annual tax burden around $284,814. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 445,500 SF | ✗ |
| 1ST | 1st Floor | 93,152 SF | ✓ |
| 491 | SPRINKLER HEADS | 74,585 SF | ✗ |
| 501 | CANOPY | 8,565 SF | ✗ |
| 611 | TERRACE | 7,359 SF | ✗ |
| MEZZ | Mezzanine | 3,413 SF | ✓ |
| 403 | CARWASH DRIVE-THRU | 960 SF | ✓ |
| 503 | CANOPY - BANK | 957 SF | ✗ |
| 482 | LIGHT POLES | 24 SF | ✓ |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IPF Pflugerville ISD | 1.3880% | 1.2646% | 1.1092% | 1.1069% | 1.1069% | +0.0000% | $182,638.50 | $182,638.50 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $88,275.00 | $88,275.00 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $62,014.43 | $62,014.43 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $19,473.80 | $19,473.80 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $15,306.23 | $15,306.23 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $367,707.96 | $367,707.96 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $17,300,000 | $16,900,000 | +2.4% |
| Assessed Value | $17,300,000 | $16,900,000 | +2.4% |
| Land Value | $10,592,398 | $10,592,398 | +0.0% |
| Improvement Value | $6,707,602 | $6,307,602 | +6.3% |
| Taxable Value | $17,300,000 | $16,900,000 | +2.4% |
| Total Tax 2026 = estimate |
~$385,536
Estimated
|
~$367,708
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $17,300,000 | $17,300,000 | +0 (+0.0%) |
| Taxable Value | $17,300,000 | $17,300,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $17,300,000 | $10,592,398 | $6,707,602 | — | $17,300,000 | $17,300,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $16,900,000 | $10,592,398 | $6,307,602 | — | $16,900,000 | $16,900,000 | ~$367,708 | Partial |
| 2024 | $16,300,000 | — | — | — | — | $— | $357,950 | Verified |
| 2023 | $16,208,625 | — | — | — | — | $— | $346,957 | Verified |
| 2022 | $15,400,000 | — | — | — | — | $— | $363,981 | Verified |
| 2021 | $19,166,128 | — | — | −$14,752,629 | $4,413,499 | $— | $376,180 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +2.4% | +2.4% | ~100% | Not available | Partial |
| 2025 | +3.7% | +3.7% | ~100% | Not available | Partial |
| 2024 | -0.7% | -0.7% | ~100% | 2.2000% | Verified |
| 2023 | -2.2% | -2.2% | ~100% | 2.1100% | Verified |
| 2022 | -1.2% | -1.2% | ~100% | 2.1700% | Verified |
| 2021 | base year | — | ~100% | 1.9600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -0.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +2.4% | -1.5% | -3.5% | +5.3% | 2023 | -19.6% | 2022 |
| Assessment Ratio | 100.0% | 74.3% | — | 100.0% | 2025 | 23.0% | 2021 |
| Effective Tax Rate (2025) | 2.1800% | 2.1800% | — | 2.1800% | 2025 | 2.1800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$367,708 | $362,555 | ~$319,879 | $376,180 | 2021 | $346,957 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$16,376,639 | ~$16,376,639 | ~2.1773% | ~$356,568 | -3.1% |
| 2027 | ~$15,869,486 | ~$15,869,486 | ~2.1261% | ~$337,395 | -6.1% |
| 2028 | ~$15,378,039 | ~$15,378,039 | ~2.0748% | ~$319,067 | -9.0% |
| 2029 | ~$14,901,810 | ~$14,901,810 | ~2.0236% | ~$301,551 | -11.8% |
| 2030 | ~$14,440,330 | ~$14,440,330 | ~1.9724% | ~$284,814 | -14.6% |
| 2026 | ~$16,055,000 | ~$16,055,000 | ~2.2285% | ~$357,791 | -5.0% |
| 2027 | ~$15,252,250 | ~$15,252,250 | ~2.2285% | ~$339,901 | -9.8% |
| 2028 | ~$14,489,637 | ~$14,489,637 | ~2.2285% | ~$322,906 | -14.3% |
| 2029 | ~$13,765,156 | ~$13,765,156 | ~2.2285% | ~$306,761 | -18.5% |
| 2030 | ~$13,076,898 | ~$13,076,898 | ~2.2285% | ~$291,423 | -22.6% |
| 2026 | ~$16,714,639 | ~$16,714,639 | ~2.1517% | ~$359,645 | -1.1% |
| 2027 | ~$16,531,312 | ~$16,531,312 | ~2.0748% | ~$342,996 | -2.2% |
| 2028 | ~$16,349,995 | ~$16,349,995 | ~1.9980% | ~$326,668 | -3.3% |
| 2029 | ~$16,170,667 | ~$16,170,667 | ~1.9211% | ~$310,657 | -4.3% |
| 2030 | ~$15,993,305 | ~$15,993,305 | ~1.8443% | ~$294,958 | -5.4% |
In 2025, this property's market value of $16,900,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 12× 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 | $16,900,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $16,300,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $16,208,625 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $15,400,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $19,166,128 | $517,750 | $1,142,600 | $2,780,453 | ↑ 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.