2408 F M RD 685 TX 78660
| Owner | RICHTER ALICIA FINLEY & AMANDA F LASATER |
|---|---|
| Parcel ID | 0280480302 |
| Short ID | 862194 |
| Type | Real |
| Use Code | 33 Fast Food Restaurant |
| Valuation | Income |
| Improvement SF | 3,004 SF |
| Land SF | 75,969 SF |
| Acres | 1.744 |
| Year Built | 2015 |
| Legal | LOT 2 BLK 1 SHOPS AT 685 PHS 1 AMENDED |
| Neighborhood | 33NEA |
| Land | $1,139,530 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,139,530 |
| Improvement | $1,054,521 |
|---|---|
| Total Improvement | $1,054,521 |
| Market | $2,194,051 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,194,051 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,194,051 |
| Taxable Value | $2,194,051 |
|---|
Appreciation: Market value has risen +6.1% from $2,067,895 (2021) to $2,194,051 (2025), a CAGR of 1.5% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2023→2024), 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 $48,895. 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 52% of market value ($1,139,530 land vs $1,054,521 improvements), about $15/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $2,194,051, 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 +1.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,362,623 by 2030, with an estimated annual tax burden around $46,599. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 35,000 SF | ✗ |
| 1ST | 1st Floor | 3,004 SF | ✓ |
| 501 | CANOPY | 251 SF | ✗ |
| 273 | COLDSTG VAULT SM | 160 SF | ✓ |
| 437 | FENCE MASON LF | 44 SF | ✗ |
| 482 | LIGHT POLES | 5 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% | $24,285.95 | $24,285.95 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $11,738.17 | $11,738.17 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $8,246.23 | $8,246.23 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,589.48 | $2,589.48 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $2,035.31 | $2,035.31 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $48,895.14 | $48,895.14 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,194,051 | $2,194,051 | +0.0% |
| Assessed Value | $2,194,051 | $2,194,051 | +0.0% |
| Land Value | $1,139,530 | $1,139,530 | +0.0% |
| Improvement Value | $1,054,521 | $1,054,521 | +0.0% |
| Taxable Value | $2,194,051 | $2,194,051 | +0.0% |
| Total Tax 2026 = estimate |
~$48,895
Estimated
|
~$48,895
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,194,051 | $2,194,051 | +0 (+0.0%) |
| Taxable Value | $2,194,051 | $2,194,051 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,194,051 | $1,139,530 | $1,054,521 | — | $2,194,051 | $2,194,051 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,194,051 | $1,139,530 | $1,054,521 | — | $2,194,051 | $2,194,051 | ~$48,895 | Partial |
| 2024 | $2,169,573 | — | — | −$1,030,043 | $1,139,530 | $— | $49,191 | Verified |
| 2023 | $2,002,191 | — | — | −$862,661 | $1,139,530 | $— | $46,170 | Verified |
| 2022 | $2,067,895 | — | — | −$928,365 | $1,139,530 | $— | $44,906 | Verified |
| 2021 | $2,067,895 | — | — | −$928,365 | $1,139,530 | $— | $50,322 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | -2.1% | -2.1% | ~100% | Not available | Partial |
| 2024 | +3.2% | +3.2% | ~100% | 2.2000% | Verified |
| 2023 | +8.4% | +8.4% | ~100% | 2.1300% | Verified |
| 2022 | -3.2% | -3.2% | ~100% | 2.2400% | Verified |
| 2021 | base year | — | ~100% | 2.4300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +6.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +1.3% | +1.5% | +8.4% | 2024 | -3.2% | 2023 |
| Assessment Ratio | 100.0% | 69.9% | — | 100.0% | 2025 | 52.5% | 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 |
$48,895 | $47,897 | ~$47,566 | $50,322 | 2021 | $44,906 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,226,775 | ~$2,226,775 | ~2.1773% | ~$48,483 | +1.5% |
| 2027 | ~$2,259,986 | ~$2,259,986 | ~2.1261% | ~$48,049 | +3.0% |
| 2028 | ~$2,293,694 | ~$2,293,694 | ~2.0748% | ~$47,590 | +4.5% |
| 2029 | ~$2,327,903 | ~$2,327,903 | ~2.0236% | ~$47,107 | +6.1% |
| 2030 | ~$2,362,623 | ~$2,362,623 | ~1.9724% | ~$46,599 | +7.7% |
| 2026 | ~$2,182,894 | ~$2,182,894 | ~2.2285% | ~$48,647 | -0.5% |
| 2027 | ~$2,171,793 | ~$2,171,793 | ~2.2285% | ~$48,399 | -1.0% |
| 2028 | ~$2,160,749 | ~$2,160,749 | ~2.2285% | ~$48,153 | -1.5% |
| 2029 | ~$2,149,761 | ~$2,149,761 | ~2.2285% | ~$47,908 | -2.0% |
| 2030 | ~$2,138,829 | ~$2,138,829 | ~2.2285% | ~$47,665 | -2.5% |
| 2026 | ~$2,270,656 | ~$2,270,656 | ~2.1517% | ~$48,857 | +3.5% |
| 2027 | ~$2,349,935 | ~$2,349,935 | ~2.0748% | ~$48,757 | +7.1% |
| 2028 | ~$2,431,982 | ~$2,431,982 | ~1.9980% | ~$48,590 | +10.8% |
| 2029 | ~$2,516,894 | ~$2,516,894 | ~1.9211% | ~$48,352 | +14.7% |
| 2030 | ~$2,604,771 | ~$2,604,771 | ~1.8443% | ~$48,039 | +18.7% |
In 2025, this property's market value of $2,194,051 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +55% 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 | $2,194,051 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,169,573 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,002,191 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,067,895 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,067,895 | $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.