2602 F M RD 1825 TX 78660
| Owner | OATES GLORIA H LIVING TRUST |
|---|---|
| Parcel ID | 0274280409 |
| Short ID | 750141 |
| Type | Real |
| Use Code | 33 Fast Food Restaurant |
| Valuation | Income |
| Improvement SF | 3,421 SF |
| Land SF | 37,418 SF |
| Acres | 0.859 |
| Year Built | 2008 |
| Legal | LOT 2-A FOOTHILLS SEC 3 AMENDMENT NO 4 TO LOT 1 BLK B |
| Neighborhood | 33PFL/FNE |
| Land | $561,270 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $561,270 |
| Improvement | $1,937,353 |
|---|---|
| Total Improvement | $1,937,353 |
| Market | $2,498,623 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,498,623 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,498,623 |
| Taxable Value | $2,498,623 |
|---|
Appreciation: Market value has risen +35.1% from $1,850,000 (2021) to $2,498,623 (2025), a CAGR of 7.8% over 4 years. This represents moderate, steady growth. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $55,683. 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 22% of market value ($561,270 land vs $1,937,353 improvements), about $15/SF of land. Most value sits in the improvements, so building condition, age (~18 yrs), and rent roll drive the underwriting.
Submarket Position: At $2,498,623, 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 +7.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,637,994 by 2030, with an estimated annual tax burden around $71,754. 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 | 27,292 SF | ✗ |
| 1ST | 1st Floor | 3,421 SF | ✓ |
| 611 | TERRACE | 1,246 SF | ✗ |
| 501 | CANOPY | 516 SF | ✗ |
| 437 | FENCE MASON LF | 38 SF | ✗ |
| 435 | FENCE IRON LF | 24 SF | ✗ |
| 541 | FENCE COMM LF | 13 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% | $27,657.26 | $27,657.26 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $13,367.63 | $13,367.63 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9,390.95 | $9,390.95 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,948.95 | $2,948.95 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $2,317.85 | $2,317.85 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $55,682.64 | $55,682.64 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,498,623 | $2,498,623 | +0.0% |
| Assessed Value | $2,498,623 | $2,498,623 | +0.0% |
| Land Value | $561,270 | $561,270 | +0.0% |
| Improvement Value | $1,937,353 | $1,937,353 | +0.0% |
| Taxable Value | $2,498,623 | $2,498,623 | +0.0% |
| Total Tax 2026 = estimate |
~$55,683
Estimated
|
~$55,683
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,498,623 | $2,498,623 | +0 (+0.0%) |
| Taxable Value | $2,498,623 | $2,498,623 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,498,623 | $561,270 | $1,937,353 | — | $2,498,623 | $2,498,623 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,498,623 | $561,270 | $1,937,353 | — | $2,498,623 | $2,498,623 | ~$55,683 | Partial |
| 2024 | $2,345,158 | — | — | −$1,783,888 | $561,270 | $— | $56,257 | Verified |
| 2023 | $2,028,956 | — | — | −$1,467,686 | $561,270 | $— | $49,906 | Verified |
| 2022 | $1,809,952 | — | — | −$1,435,772 | $374,180 | $— | $45,506 | Verified |
| 2021 | $1,850,000 | — | — | −$1,475,820 | $374,180 | $— | $44,045 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | -2.5% | -2.5% | ~100% | Not available | Partial |
| 2024 | +9.2% | +9.2% | ~100% | 2.2000% | Verified |
| 2023 | +15.6% | +15.6% | ~100% | 2.1300% | Verified |
| 2022 | +12.1% | +12.1% | ~100% | 2.2400% | Verified |
| 2021 | base year | — | ~100% | 2.3800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +38.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +6.4% | +7.8% | +15.6% | 2024 | -2.2% | 2022 |
| Assessment Ratio | 100.0% | 48.8% | — | 100.0% | 2025 | 20.2% | 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 |
$55,683 | $50,279 | ~$65,075 | $56,257 | 2024 | $44,045 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,693,599 | ~$2,693,599 | ~2.1773% | ~$58,648 | +7.8% |
| 2027 | ~$2,903,790 | ~$2,903,790 | ~2.1261% | ~$61,736 | +16.2% |
| 2028 | ~$3,130,383 | ~$3,130,383 | ~2.0748% | ~$64,950 | +25.3% |
| 2029 | ~$3,374,658 | ~$3,374,658 | ~2.0236% | ~$68,289 | +35.1% |
| 2030 | ~$3,637,994 | ~$3,637,994 | ~1.9724% | ~$71,754 | +45.6% |
| 2026 | ~$2,643,627 | ~$2,643,627 | ~2.2285% | ~$58,914 | +5.8% |
| 2027 | ~$2,797,046 | ~$2,797,046 | ~2.2285% | ~$62,333 | +11.9% |
| 2028 | ~$2,959,368 | ~$2,959,368 | ~2.2285% | ~$65,950 | +18.4% |
| 2029 | ~$3,131,110 | ~$3,131,110 | ~2.2285% | ~$69,778 | +25.3% |
| 2030 | ~$3,312,820 | ~$3,312,820 | ~2.2285% | ~$73,827 | +32.6% |
| 2026 | ~$2,743,572 | ~$2,743,572 | ~2.1517% | ~$59,033 | +9.8% |
| 2027 | ~$3,012,534 | ~$3,012,534 | ~2.0748% | ~$62,505 | +20.6% |
| 2028 | ~$3,307,863 | ~$3,307,863 | ~1.9980% | ~$66,090 | +32.4% |
| 2029 | ~$3,632,144 | ~$3,632,144 | ~1.9211% | ~$69,778 | +45.4% |
| 2030 | ~$3,988,216 | ~$3,988,216 | ~1.8443% | ~$73,553 | +59.6% |
In 2025, this property's market value of $2,498,623 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +76% 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 | $2,498,623 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,345,158 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,028,956 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,809,952 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,850,000 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above 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.