618 F M RD 685 TX 78660
| Owner | APSARA 618 INVESTMENT LLC |
|---|---|
| Parcel ID | 0272430217 |
| Short ID | 717894 |
| Type | Real |
| Use Code | 48 Convenience Store |
| Valuation | Income |
| Improvement SF | 2,475 SF |
| Land SF | 30,987 SF |
| Acres | 0.711 |
| Year Built | 1996 |
| Legal | LOT 2 WILLOW CREEK SEC 1 RESUB LT 13A AMD RSB LT 13 BL B |
| Neighborhood | 48PFL/FNE |
| Land | $619,740 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $619,740 |
| Improvement | $447,017 |
|---|---|
| Total Improvement | $447,017 |
| Market | $1,066,757 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,066,757 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,066,757 |
| Taxable Value | $1,066,757 |
|---|
Appreciation: Market value has risen +62.0% from $658,395 (2021) to $1,066,757 (2025), a CAGR of 12.8% 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 2.2285% in 2025 (+0.0325% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $23,773. 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 58% of market value ($619,740 land vs $447,017 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 $1,066,757, this parcel sits in the lower-middle (25th–50th 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 +12.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,950,021 by 2030, with an estimated annual tax burden around $33,885. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 14,800 SF | ✗ |
| 1ST | 1st Floor | 2,475 SF | ✓ |
| 591 | MASONRY TRIM SF | 2,030 SF | ✗ |
| 501 | CANOPY | 1,900 SF | ✗ |
| 403 | CARWASH DRIVE-THRU | 962 SF | ✓ |
| 611 | TERRACE | 758 SF | ✗ |
| 541 | FENCE COMM LF | 44 SF | ✗ |
| 482 | LIGHT POLES | 4 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% | $11,807.93 | $11,807.93 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $5,707.15 | $5,707.15 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,009.35 | $4,009.35 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,259.02 | $1,259.02 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $989.58 | $989.58 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $23,773.03 | $23,773.03 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,056,614 | $1,066,757 | -1.0% |
| Assessed Value | $1,056,614 | $1,066,757 | -1.0% |
| Land Value | $619,740 | $619,740 | +0.0% |
| Improvement Value | $436,874 | $447,017 | -2.3% |
| Taxable Value | $1,056,614 | $1,066,757 | -1.0% |
| Total Tax 2026 = estimate |
~$23,547
Estimated
|
~$23,773
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,107,629 | $1,056,614 | -51,015 (-4.6%) |
| Taxable Value | $1,107,629 | $1,056,614 | -51,015 (-4.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,056,614 | $619,740 | $436,874 | — | $1,056,614 | $1,056,614 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,066,757 | $619,740 | $447,017 | — | $1,066,757 | $1,066,757 | ~$23,773 | Partial |
| 2024 | $786,826 | — | — | −$167,086 | $619,740 | $— | $20,735 | Verified |
| 2023 | $661,845 | — | — | −$351,975 | $309,870 | $— | $16,744 | Verified |
| 2022 | $661,845 | — | — | −$351,975 | $309,870 | $— | $14,844 | Verified |
| 2021 | $658,395 | — | — | −$348,525 | $309,870 | $— | $16,106 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.8% | +3.8% | ~100% | Not available | Partial |
| 2025 | -1.8% | +13.0% | ~100% | Not available | Partial |
| 2024 | +38.0% | +20.0% | 86.9% | 1.9100% | Verified |
| 2023 | +18.9% | +18.9% | ~100% | 2.1300% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 2.2400% | Verified |
| 2021 | base year | — | ~100% | 2.4500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +61.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.0% | +10.8% | +13.0% | +35.6% | 2025 | -1.0% | 2026 |
| Assessment Ratio | 100.0% | 69.9% | — | 100.0% | 2025 | 46.8% | 2022 |
| 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 |
$23,773 | $18,440 | ~$29,588 | $23,773 | 2025 | $14,844 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,203,539 | ~$1,173,433 | ~2.1773% | ~$25,549 | +12.8% |
| 2027 | ~$1,357,860 | ~$1,290,776 | ~2.1261% | ~$27,443 | +27.3% |
| 2028 | ~$1,531,968 | ~$1,419,854 | ~2.0748% | ~$29,459 | +43.6% |
| 2029 | ~$1,728,401 | ~$1,561,839 | ~2.0236% | ~$31,605 | +62.0% |
| 2030 | ~$1,950,021 | ~$1,718,023 | ~1.9724% | ~$33,885 | +82.8% |
| 2026 | ~$1,182,204 | ~$1,173,433 | ~2.2285% | ~$26,150 | +10.8% |
| 2027 | ~$1,310,145 | ~$1,290,776 | ~2.2285% | ~$28,765 | +22.8% |
| 2028 | ~$1,451,932 | ~$1,419,854 | ~2.2285% | ~$31,642 | +36.1% |
| 2029 | ~$1,609,064 | ~$1,561,839 | ~2.2285% | ~$34,806 | +50.8% |
| 2030 | ~$1,783,201 | ~$1,718,023 | ~2.2285% | ~$38,287 | +67.2% |
| 2026 | ~$1,224,874 | ~$1,173,433 | ~2.1517% | ~$25,249 | +14.8% |
| 2027 | ~$1,406,428 | ~$1,290,776 | ~2.0748% | ~$26,781 | +31.8% |
| 2028 | ~$1,614,893 | ~$1,419,854 | ~1.9980% | ~$28,368 | +51.4% |
| 2029 | ~$1,854,256 | ~$1,561,839 | ~1.9211% | ~$30,005 | +73.8% |
| 2030 | ~$2,129,098 | ~$1,718,023 | ~1.8443% | ~$31,685 | +99.6% |
In 2025, this property's market value of $1,066,757 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -25% below 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 | $1,066,757 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $786,826 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $661,845 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $661,845 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $658,395 | $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.