18801 F M RD 685 TX 78660
| Owner | KEYSTONE 1916 - 4 LLC |
|---|---|
| Parcel ID | 0282480201 |
| Short ID | 934280 |
| Type | Real |
| Use Code | 33 Fast Food Restaurant |
| Valuation | Income |
| Improvement SF | 2,820 SF |
| Land SF | 43,672 SF |
| Acres | 1.003 |
| Year Built | 2020 |
| Legal | LOT 2A COSTCO WHOLESALE PFLUGERVILLE ADDN REPLAT LOT 2 BLK A |
| Neighborhood | 1FE2 |
| Land | $873,440 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $873,440 |
| Improvement | $926,560 |
|---|---|
| Total Improvement | $926,560 |
| Market | $1,800,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,800,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$72,000 |
| Net Appraised (assessed) | $1,728,000 |
| Taxable Value | $1,728,000 |
|---|
Appreciation: Market value has risen +415.2% from $349,376 (2021) to $1,800,000 (2025), a CAGR of 50.7% over 4 years. This is strong appreciation — well above typical inflation. 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 $38,509. Pflugerville ISD is the largest single contributor, at 49.7% of the total 2025 levy.
Assessment Gap: Assessed value ($1,728,000) is $72,000 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 49% of market value ($873,440 land vs $926,560 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 $1,800,000, 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 +50.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $13,971,621 by 2030, with an estimated annual tax burden around $54,890. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 24,885 SF | ✗ |
| 1ST | 1st Floor | 2,820 SF | ✓ |
| 501 | CANOPY | 420 SF | ✗ |
| 482 | LIGHT POLES | 6 SF | ✓ |
Market value changed by 243% in 2023, 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% | $19,127.23 | $19,127.23 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $9,244.80 | $9,244.80 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,494.60 | $6,494.60 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,039.44 | $2,039.44 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $1,602.98 | $1,602.98 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $38,509.05 | $38,509.05 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,383,298 | $1,800,000 | -23.2% |
| Assessed Value | $1,383,298 | $1,728,000 | -19.9% |
| Land Value | $873,440 | $873,440 | +0.0% |
| Improvement Value | $509,858 | $926,560 | -45.0% |
| Taxable Value | $1,383,298 | $1,728,000 | -19.9% |
| Total Tax 2026 = estimate |
~$30,827
Estimated
|
~$38,509
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,383,298 | $1,383,298 | +0 (+0.0%) |
| Taxable Value | $1,383,298 | $1,383,298 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,383,298 | $873,440 | $509,858 | — | $1,383,298 | $1,383,298 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,800,000 | $873,440 | $926,560 | −$72,000 | $1,728,000 | $1,728,000 | ~$38,509 | Partial |
| 2024 | $1,200,000 | — | — | −$326,560 | $873,440 | $— | $31,623 | Verified |
| 2023 | $— | — | — | — | $349,376 | $— | $25,537 | Verified |
| 2022 | $— | — | — | — | $349,376 | $— | $7,836 | Verified |
| 2021 | $349,376 | — | — | — | $349,376 | $— | $8,502 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -23.2% | -19.9% | ~100% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 96.0% | Not available | Partial |
| 2024 | +50.0% | +20.0% | 80.0% | 1.7600% | Verified |
| 2023 | +243.5% ! | +243.5% | ~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): +415.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -23.2% | +90.1% | +59.7% | +243.5% | 2024 | -23.2% | 2026 |
| Assessment Ratio | 100.0% | 92.2% | — | 100.0% | 2021 | 72.8% | 2024 |
| Effective Tax Rate (2025) | 2.1400% | 2.1400% | — | 2.1400% | 2025 | 2.1400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$38,509 | $26,211 | ~$47,929 | $38,509 | 2025 | $8,502 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,711,861 | ~$1,900,800 | ~2.1773% | ~$41,386 | +50.7% |
| 2027 | ~$4,085,660 | ~$2,090,880 | ~2.1261% | ~$44,453 | +127.0% |
| 2028 | ~$6,155,411 | ~$2,299,968 | ~2.0748% | ~$47,720 | +242.0% |
| 2029 | ~$9,273,676 | ~$2,529,965 | ~2.0236% | ~$51,196 | +415.2% |
| 2030 | ~$13,971,621 | ~$2,782,961 | ~1.9724% | ~$54,890 | +676.2% |
| 2026 | ~$2,675,861 | ~$1,900,800 | ~2.2285% | ~$42,360 | +48.7% |
| 2027 | ~$3,977,906 | ~$2,090,880 | ~2.2285% | ~$46,596 | +121.0% |
| 2028 | ~$5,913,512 | ~$2,299,968 | ~2.2285% | ~$51,256 | +228.5% |
| 2029 | ~$8,790,963 | ~$2,529,965 | ~2.2285% | ~$56,381 | +388.4% |
| 2030 | ~$13,068,550 | ~$2,782,961 | ~2.2285% | ~$62,019 | +626.0% |
| 2026 | ~$2,747,861 | ~$1,900,800 | ~2.1517% | ~$40,899 | +52.7% |
| 2027 | ~$4,194,854 | ~$2,090,880 | ~2.0748% | ~$43,382 | +133.0% |
| 2028 | ~$6,403,820 | ~$2,299,968 | ~1.9980% | ~$45,953 | +255.8% |
| 2029 | ~$9,776,002 | ~$2,529,965 | ~1.9211% | ~$48,604 | +443.1% |
| 2030 | ~$14,923,939 | ~$2,782,961 | ~1.8443% | ~$51,325 | +729.1% |
In 2025, this property's market value of $1,800,000 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +27% 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 | $1,800,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,200,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +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 | $349,376 | $517,750 | $1,142,600 | $2,780,453 | ↓ Bottom 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.