F M RD 685 TX 78660
| Owner | BETHANY BEEMAN REAL ESTATE LLC |
|---|---|
| Parcel ID | 0274460110 |
| Short ID | 728334 |
| Type | Real |
| Use Code | 33 Fast Food Restaurant |
| Valuation | Income |
| Improvement SF | 2,500 SF |
| Land SF | 61,646 SF |
| Acres | 1.415 |
| Year Built | 2023 |
| Legal | LOT 1 BLK A WARNER HEIGHTS ADDN RESUB OF LOT 8 |
| Neighborhood | 1NE3 |
| Land | $1,232,920 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,232,920 |
| Improvement | $652,400 |
|---|---|
| Total Improvement | $652,400 |
| Market | $1,885,320 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,885,320 |
| Value Limitation Adjustment (−) (homestead cap) | −$326,861 |
| Net Appraised (assessed) | $1,558,459 |
| Taxable Value | $1,558,459 |
|---|
Appreciation: Market value has risen +205.8% from $616,460 (2021) to $1,885,320 (2025), a CAGR of 32.2% 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 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 $34,731. Pflugerville ISD is the largest single contributor, at 49.7% of the total 2025 levy.
Assessment Gap: Assessed value ($1,558,459) is $326,861 below market value, suggesting potential for an upward assessment in future years.
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 65% of market value ($1,232,920 land vs $652,400 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 $1,885,320, 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 +32.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,624,920 by 2030, with an estimated annual tax burden around $150,390. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 28,000 SF | ✗ |
| 1ST | 1st Floor | 2,500 SF | ✓ |
| 482 | LIGHT POLES | 5 SF | ✓ |
Market value changed by 115% 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 |
|---|---|---|---|---|---|---|---|---|---|
| IPF Pflugerville ISD | 1.3880% | 1.2646% | 1.1092% | 1.1069% | 1.1069% | +0.0000% | $17,250.58 | $17,250.58 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $8,337.76 | $8,337.76 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,857.39 | $5,857.39 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,839.34 | $1,839.34 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $1,445.70 | $1,445.70 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $34,730.77 | $34,730.77 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,144,691 | $1,885,320 | +13.8% |
| Assessed Value | $1,870,151 | $1,558,459 | +20.0% |
| Land Value | $1,232,920 | $1,232,920 | +0.0% |
| Improvement Value | $911,771 | $652,400 | +39.8% |
| Taxable Value | $1,870,151 | $1,558,459 | +20.0% |
| HS Cap Loss | -$274,540 | — | |
| Total Tax 2026 = estimate |
~$41,677
Estimated
|
~$34,731
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,144,691 | $2,144,691 | +0 (+0.0%) |
| Taxable Value | $1,870,151 | $1,870,151 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,144,691 | $1,232,920 | $911,771 | −$274,540 | $1,870,151 | $1,870,151 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,885,320 | $1,232,920 | $652,400 | −$326,861 | $1,558,459 | $1,558,459 | ~$34,731 | Partial |
| 2024 | $— | — | — | — | $1,232,920 | $— | $18,261 | Verified |
| 2023 | $— | — | — | — | $616,460 | $— | $13,119 | Verified |
| 2022 | $— | — | — | — | $616,460 | $— | $13,826 | Verified |
| 2021 | $616,460 | — | — | — | $616,460 | $— | $15,001 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +13.8% | +20.0% | 87.2% | Not available | Partial |
| 2025 | +42.3% | +87.4% | 82.7% | Not available | Partial |
| 2024 | +114.9% ! | +34.9% | 62.8% | 1.3800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 2.1300% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 2.2400% | Verified |
| 2021 | base year | — | ~100% | 2.4300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +205.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +13.8% | +109.8% | +29.0% | +205.8% | 2025 | +13.8% | 2026 |
| Assessment Ratio | 87.2% | 90.0% | — | 100.0% | 2021 | 82.7% | 2025 |
| Effective Tax Rate (2025) | 1.8400% | 1.8400% | — | 1.8400% | 2025 | 1.8400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$34,731 | $24,866 | ~$96,382 | $34,731 | 2025 | $15,001 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,493,189 | ~$2,493,189 | ~2.1773% | ~$54,284 | +32.2% |
| 2027 | ~$3,297,047 | ~$3,297,047 | ~2.1261% | ~$70,097 | +74.9% |
| 2028 | ~$4,360,087 | ~$4,360,087 | ~2.0748% | ~$90,464 | +131.3% |
| 2029 | ~$5,765,875 | ~$5,765,875 | ~2.0236% | ~$116,677 | +205.8% |
| 2030 | ~$7,624,920 | ~$7,624,920 | ~1.9724% | ~$150,390 | +304.4% |
| 2026 | ~$2,455,482 | ~$2,455,482 | ~2.2285% | ~$54,721 | +30.2% |
| 2027 | ~$3,198,074 | ~$3,198,074 | ~2.2285% | ~$71,270 | +69.6% |
| 2028 | ~$4,165,241 | ~$4,165,241 | ~2.2285% | ~$92,824 | +120.9% |
| 2029 | ~$5,424,902 | ~$5,424,902 | ~2.2285% | ~$120,896 | +187.7% |
| 2030 | ~$7,065,511 | ~$7,065,511 | ~2.2285% | ~$157,457 | +274.8% |
| 2026 | ~$2,530,895 | ~$2,530,895 | ~2.1517% | ~$54,457 | +34.2% |
| 2027 | ~$3,397,529 | ~$3,397,529 | ~2.0748% | ~$70,493 | +80.2% |
| 2028 | ~$4,560,917 | ~$4,560,917 | ~1.9980% | ~$91,126 | +141.9% |
| 2029 | ~$6,122,675 | ~$6,122,675 | ~1.9211% | ~$117,624 | +224.8% |
| 2030 | ~$8,219,214 | ~$8,219,214 | ~1.8443% | ~$151,584 | +336.0% |
In 2025, this property's market value of $1,885,320 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +33% 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 | $1,885,320 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | — | $661,016 | $1,438,465 | $3,471,171 | — | +0.0% |
| 2023 | — | $667,828 | $1,414,358 | $3,374,900 | — | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |
| 2021 | $616,460 | $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.