15116 F M RD 1825 TX 78660
| Owner | ECLAIR HOTELS LLC |
|---|---|
| Parcel ID | 0272260629 |
| Short ID | 892084 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 92,537 SF |
| Acres | 2.124 |
| Year Built | — |
| Legal | LOT 1G BLK A THREE POINTS COMMON RESUB LT 1D BLK A |
| Neighborhood | 1NE3 |
| Land | $835,146 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $835,146 |
| Improvement | $14,854 |
|---|---|
| Total Improvement | $14,854 |
| Market | $850,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $850,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $850,000 |
| Taxable Value | $850,000 |
|---|
Appreciation: Market value has risen +16.2% from $731,400 (2021) to $850,000 (2025), a CAGR of 3.8% over 4 years. Growth has been relatively flat for this asset class. 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 2.2282% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $18,940. Pflugerville ISD is the largest single contributor, at 49.7% of the total 2025 levy.
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 98% of market value ($835,146 land vs $14,854 improvements), about $9/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 $850,000, 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 +3.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,025,649 by 2030, with an estimated annual tax burden around $19,330. 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.
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% | $9,408.65 | $9,408.65 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,454.14 | $4,454.14 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,194.68 | $3,194.68 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,003.20 | $1,003.20 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $878.90 | $878.90 | Paid |
| Combined Rate | 2.5030% | 2.2429% | 2.0589% | 2.1382% | 2.2282% | +0.0900% | $18,939.57 | $18,939.57 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $835,146 | $850,000 | -1.7% |
| Assessed Value | $835,146 | $850,000 | -1.7% |
| Land Value | $835,146 | $835,146 | +0.0% |
| Improvement Value | — | $14,854 | — |
| Taxable Value | $835,146 | $850,000 | -1.7% |
| Total Tax 2026 = estimate |
~$18,609
Estimated
|
~$18,940
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $835,146 | $835,146 | +0 (+0.0%) |
| Taxable Value | $835,146 | $835,146 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $835,146 | $835,146 | — | — | $835,146 | $835,146 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $850,000 | $835,146 | $14,854 | — | $850,000 | $850,000 | ~$18,940 | Partial |
| 2024 | $— | — | — | — | $850,000 | $— | $18,175 | Verified |
| 2023 | $— | — | — | — | $832,800 | $— | $17,147 | Verified |
| 2022 | $— | — | — | — | $731,400 | $— | $16,405 | Verified |
| 2021 | $731,400 | — | — | −$41,400 | $690,000 | $— | $17,271 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -1.7% | -1.7% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +2.1% | +2.1% | ~100% | 2.1400% | Verified |
| 2023 | -10.0% | -10.0% | ~100% | 2.0600% | Verified |
| 2022 | +26.5% | +26.5% | ~100% | 1.7700% | Verified |
| 2021 | base year | — | ~100% | 2.3600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +16.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.7% | +7.2% | +4.2% | +16.2% | 2025 | -1.7% | 2026 |
| Assessment Ratio | 100.0% | 98.1% | — | 100.0% | 2025 | 94.3% | 2021 |
| Effective Tax Rate (2025) | 2.2300% | 2.2300% | — | 2.2300% | 2025 | 2.2300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$18,940 | $18,105 | ~$19,216 | $18,940 | 2025 | $17,271 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$882,541 | ~$882,541 | ~2.1595% | ~$19,058 | +3.8% |
| 2027 | ~$916,328 | ~$916,328 | ~2.0908% | ~$19,158 | +7.8% |
| 2028 | ~$951,408 | ~$951,408 | ~2.0221% | ~$19,238 | +11.9% |
| 2029 | ~$987,832 | ~$987,832 | ~1.9534% | ~$19,296 | +16.2% |
| 2030 | ~$1,025,649 | ~$1,025,649 | ~1.8847% | ~$19,330 | +20.7% |
| 2026 | ~$865,541 | ~$865,541 | ~2.2282% | ~$19,286 | +1.8% |
| 2027 | ~$881,366 | ~$881,366 | ~2.2282% | ~$19,638 | +3.7% |
| 2028 | ~$897,481 | ~$897,481 | ~2.2282% | ~$19,998 | +5.6% |
| 2029 | ~$913,890 | ~$913,890 | ~2.2282% | ~$20,363 | +7.5% |
| 2030 | ~$930,599 | ~$930,599 | ~2.2282% | ~$20,735 | +9.5% |
| 2026 | ~$899,541 | ~$899,541 | ~2.1251% | ~$19,116 | +5.8% |
| 2027 | ~$951,970 | ~$951,970 | ~2.0221% | ~$19,250 | +12.0% |
| 2028 | ~$1,007,454 | ~$1,007,454 | ~1.9190% | ~$19,333 | +18.5% |
| 2029 | ~$1,066,172 | ~$1,066,172 | ~1.8160% | ~$19,362 | +25.4% |
| 2030 | ~$1,128,312 | ~$1,128,312 | ~1.7129% | ~$19,327 | +32.7% |
In 2025, this property's market value of $850,000 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 | $850,000 | $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 | $731,400 | $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.