20205 F M RD 685 TX 78660
| Owner | NFMM LLC |
|---|---|
| Parcel ID | 0288520101 |
| Short ID | 463809 |
| Type | Real |
| Use Code | 30 Strip Center (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 10,947 SF |
| Land SF | 73,791 SF |
| Acres | 1.694 |
| Year Built | 2015 |
| Legal | LOT 2-A BLK E SIX EIGHTY FIVE COMMERCIAL PARK AMENDING PLAT OF BLK E |
| Neighborhood | 43PFL/FNE |
| Land | $737,910 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $737,910 |
| Improvement | $2,390,522 |
|---|---|
| Total Improvement | $2,390,522 |
| Market | $3,128,432 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,128,432 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,128,432 |
| Taxable Value | $3,128,432 |
|---|
Appreciation: Market value has fallen -5.2% from $3,300,000 (2021) to $3,128,432 (2025), a CAGR of -1.3% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→2022), 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 $69,718. 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 24% of market value ($737,910 land vs $2,390,522 improvements), about $10/SF of land. Most value sits in the improvements, so building condition, age (~11 yrs), and rent roll drive the underwriting.
Submarket Position: At $3,128,432, 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 -1.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,926,461 by 2030, with an estimated annual tax burden around $57,720. 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 | 42,900 SF | ✗ |
| 1ST | 1st Floor | 10,947 SF | ✓ |
| 591 | MASONRY TRIM SF | 7,944 SF | ✗ |
| 501 | CANOPY | 4,178 SF | ✗ |
| 611 | TERRACE | 798 SF | ✗ |
| 541 | FENCE COMM LF | 143 SF | ✗ |
| 437 | FENCE MASON LF | 45 SF | ✗ |
| 482 | LIGHT POLES | 3 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% | $34,628.61 | $34,628.61 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $16,737.11 | $16,737.11 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $11,758.06 | $11,758.06 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,692.27 | $3,692.27 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $2,902.09 | $2,902.09 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $69,718.14 | $69,718.14 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,100,000 | $3,128,432 | -0.9% |
| Assessed Value | $3,100,000 | $3,128,432 | -0.9% |
| Land Value | $737,910 | $737,910 | +0.0% |
| Improvement Value | $2,362,090 | $2,390,522 | -1.2% |
| Taxable Value | $3,100,000 | $3,128,432 | -0.9% |
| Total Tax 2026 = estimate |
~$69,085
Estimated
|
~$69,718
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,289,565 | $3,100,000 | -189,565 (-5.8%) |
| Taxable Value | $3,289,565 | $3,100,000 | -189,565 (-5.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,100,000 | $737,910 | $2,362,090 | — | $3,100,000 | $3,100,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,128,432 | $737,910 | $2,390,522 | — | $3,128,432 | $3,128,432 | ~$69,718 | Partial |
| 2024 | $3,330,000 | — | — | −$2,592,090 | $737,910 | $— | $74,577 | Verified |
| 2023 | $3,181,354 | — | — | −$2,443,444 | $737,910 | $— | $70,864 | Verified |
| 2022 | $3,068,933 | — | — | −$2,331,023 | $737,910 | $— | $71,352 | Verified |
| 2021 | $3,300,000 | — | — | −$2,562,090 | $737,910 | $— | $74,682 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +5.2% | +5.2% | ~100% | Not available | Partial |
| 2025 | -7.9% | -7.9% | ~100% | Not available | Partial |
| 2024 | +2.0% | +2.0% | ~100% | 2.2000% | Verified |
| 2023 | +4.7% | +4.7% | ~100% | 2.1300% | Verified |
| 2022 | +3.7% | +3.7% | ~100% | 2.2400% | Verified |
| 2021 | base year | — | ~100% | 2.2600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -0.9% | -1.1% | -1.1% | +4.7% | 2024 | -7.0% | 2022 |
| Assessment Ratio | 100.0% | 48.6% | — | 100.0% | 2025 | 22.2% | 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 |
$69,718 | $72,239 | ~$62,414 | $74,682 | 2021 | $69,718 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,086,952 | ~$3,086,952 | ~2.1773% | ~$67,212 | -1.3% |
| 2027 | ~$3,046,023 | ~$3,046,023 | ~2.1261% | ~$64,760 | -2.6% |
| 2028 | ~$3,005,635 | ~$3,005,635 | ~2.0748% | ~$62,362 | -3.9% |
| 2029 | ~$2,965,784 | ~$2,965,784 | ~2.0236% | ~$60,015 | -5.2% |
| 2030 | ~$2,926,461 | ~$2,926,461 | ~1.9724% | ~$57,720 | -6.5% |
| 2026 | ~$3,024,384 | ~$3,024,384 | ~2.2285% | ~$67,399 | -3.3% |
| 2027 | ~$2,923,796 | ~$2,923,796 | ~2.2285% | ~$65,158 | -6.5% |
| 2028 | ~$2,826,553 | ~$2,826,553 | ~2.2285% | ~$62,991 | -9.6% |
| 2029 | ~$2,732,545 | ~$2,732,545 | ~2.2285% | ~$60,896 | -12.7% |
| 2030 | ~$2,641,664 | ~$2,641,664 | ~2.2285% | ~$58,870 | -15.6% |
| 2026 | ~$3,149,521 | ~$3,149,521 | ~2.1517% | ~$67,768 | +0.7% |
| 2027 | ~$3,170,752 | ~$3,170,752 | ~2.0748% | ~$65,788 | +1.4% |
| 2028 | ~$3,192,126 | ~$3,192,126 | ~1.9980% | ~$63,778 | +2.0% |
| 2029 | ~$3,213,644 | ~$3,213,644 | ~1.9211% | ~$61,738 | +2.7% |
| 2030 | ~$3,235,308 | ~$3,235,308 | ~1.8443% | ~$59,667 | +3.4% |
In 2025, this property's market value of $3,128,432 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +121% 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 | $3,128,432 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $3,330,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $3,181,354 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $3,068,933 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $3,300,000 | $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.