1616 F M RD 685 TX 78660
| Owner | TIMMERMANN TERRELL |
|---|---|
| Parcel ID | 0276460113 |
| Short ID | 758736 |
| Type | Real |
| Use Code | 43 Strip Center (>10,000 SF) |
| Valuation | Income |
| Improvement SF | 12,250 SF |
| Land SF | 59,484 SF |
| Acres | 1.366 |
| Year Built | 2008 |
| Legal | LOT 9 BLK A PFLUGER CROSSING SOUTH PHS 1 |
| Neighborhood | 43PFL/FNE |
| Land | $1,189,680 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,189,680 |
| Improvement | $2,918,320 |
|---|---|
| Total Improvement | $2,918,320 |
| Market | $4,108,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,108,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $4,108,000 |
| Taxable Value | $4,108,000 |
|---|
Appreciation: Market value has risen +13.6% from $3,616,999 (2021) to $4,108,000 (2025), a CAGR of 3.2% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2022→2023), 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 $91,548. 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 29% of market value ($1,189,680 land vs $2,918,320 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~18 yrs), and rent roll drive the underwriting.
Submarket Position: At $4,108,000, 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 +3.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,816,516 by 2030, with an estimated annual tax burden around $94,999. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 12,250 SF | ✓ |
| 551 | PAVED AREA | 10,958 SF | ✗ |
| 611 | TERRACE | 4,138 SF | ✗ |
| 501 | CANOPY | 1,308 SF | ✗ |
| 437 | FENCE MASON LF | 42 SF | ✗ |
| 435 | FENCE IRON LF | 37 SF | ✗ |
| 482 | LIGHT POLES | 9 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% | $45,471.45 | $45,471.45 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $21,977.80 | $21,977.80 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $15,439.71 | $15,439.71 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,848.38 | $4,848.38 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $3,810.79 | $3,810.79 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $91,548.13 | $91,548.13 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,200,000 | $4,108,000 | +2.2% |
| Assessed Value | $4,200,000 | $4,108,000 | +2.2% |
| Land Value | $1,189,680 | $1,189,680 | +0.0% |
| Improvement Value | $3,010,320 | $2,918,320 | +3.2% |
| Taxable Value | $4,200,000 | $4,108,000 | +2.2% |
| Total Tax 2026 = estimate |
~$93,598
Estimated
|
~$91,548
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,380,415 | $4,200,000 | -180,415 (-4.1%) |
| Taxable Value | $4,380,415 | $4,200,000 | -180,415 (-4.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,200,000 | $1,189,680 | $3,010,320 | — | $4,200,000 | $4,200,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,108,000 | $1,189,680 | $2,918,320 | — | $4,108,000 | $4,108,000 | ~$91,548 | Partial |
| 2024 | $4,100,000 | — | — | −$2,910,320 | $1,189,680 | $— | $90,212 | Verified |
| 2023 | $4,015,600 | — | — | −$2,825,920 | $1,189,680 | $— | $87,250 | Verified |
| 2022 | $3,239,000 | — | — | −$2,049,320 | $1,189,680 | $— | $90,063 | Verified |
| 2021 | $3,616,999 | — | — | −$2,427,319 | $1,189,680 | $— | $78,820 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +6.6% | +6.6% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +0.2% | +0.2% | ~100% | 2.2000% | Verified |
| 2023 | +2.1% | +2.1% | ~100% | 2.1300% | Verified |
| 2022 | +24.0% | +24.0% | ~100% | 2.2400% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +26.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +2.2% | +3.6% | +2.8% | +24.0% | 2023 | -10.5% | 2022 |
| Assessment Ratio | 100.0% | 54.7% | — | 100.0% | 2025 | 29.0% | 2024 |
| 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 |
$91,548 | $87,579 | ~$93,720 | $91,548 | 2025 | $78,820 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,240,831 | ~$4,240,831 | ~2.1773% | ~$92,335 | +3.2% |
| 2027 | ~$4,377,957 | ~$4,377,957 | ~2.1261% | ~$93,078 | +6.6% |
| 2028 | ~$4,519,516 | ~$4,519,516 | ~2.0748% | ~$93,772 | +10.0% |
| 2029 | ~$4,665,653 | ~$4,665,653 | ~2.0236% | ~$94,414 | +13.6% |
| 2030 | ~$4,816,516 | ~$4,816,516 | ~1.9724% | ~$94,999 | +17.2% |
| 2026 | ~$4,158,671 | ~$4,158,671 | ~2.2285% | ~$92,677 | +1.2% |
| 2027 | ~$4,209,967 | ~$4,209,967 | ~2.2285% | ~$93,821 | +2.5% |
| 2028 | ~$4,261,895 | ~$4,261,895 | ~2.2285% | ~$94,978 | +3.7% |
| 2029 | ~$4,314,464 | ~$4,314,464 | ~2.2285% | ~$96,149 | +5.0% |
| 2030 | ~$4,367,682 | ~$4,367,682 | ~2.2285% | ~$97,335 | +6.3% |
| 2026 | ~$4,322,991 | ~$4,322,991 | ~2.1517% | ~$93,017 | +5.2% |
| 2027 | ~$4,549,233 | ~$4,549,233 | ~2.0748% | ~$94,389 | +10.7% |
| 2028 | ~$4,787,316 | ~$4,787,316 | ~1.9980% | ~$95,649 | +16.5% |
| 2029 | ~$5,037,858 | ~$5,037,858 | ~1.9211% | ~$96,783 | +22.6% |
| 2030 | ~$5,301,513 | ~$5,301,513 | ~1.8443% | ~$97,774 | +29.1% |
In 2025, this property's market value of $4,108,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +190% 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 | $4,108,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $4,100,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $4,015,600 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $3,239,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $3,616,999 | $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.