20217 F M RD 685 TX 78660
| Owner | EXTRA SPACE STORAGE INC |
|---|---|
| Parcel ID | 0288520310 |
| Short ID | 729332 |
| Type | Real |
| Use Code | 63 Mini-Warehouse / Self-Storage |
| Valuation | Income |
| Improvement SF | 87,487 SF |
| Land SF | 149,737 SF |
| Acres | 3.437 |
| Year Built | 2005 |
| Legal | LOT 2 BLK A ARRINGTON SUBD |
| Neighborhood | 63FNE |
| Land | $1,197,896 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,197,896 |
| Improvement | $7,682,104 |
|---|---|
| Total Improvement | $7,682,104 |
| Market | $8,880,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $8,880,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $8,880,000 |
| Taxable Value | $8,880,000 |
|---|
Appreciation: Market value has fallen -11.2% from $10,000,000 (2021) to $8,880,000 (2025), a CAGR of -2.9% 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 $197,894. 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 13% of market value ($1,197,896 land vs $7,682,104 improvements), about $8/SF of land. Most value sits in the improvements, so building condition, age (~21 yrs), and rent roll drive the underwriting.
Submarket Position: At $8,880,000, 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 -2.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,654,718 by 2030, with an estimated annual tax burden around $150,978. 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.
15 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 491 | SPRINKLER HEADS | 70,284 SF | ✗ |
| 551 | PAVED AREA | 70,000 SF | ✗ |
| 093 | HVAC COMMRCL SF | 65,294 SF | ✗ |
| 1ST | 1st Floor | 45,487 SF | ✓ |
| 2ND | 2nd Floor | 21,000 SF | ✓ |
| 3RD | 3rd Floor | 21,000 SF | ✓ |
| 501 | CANOPY | 7,600 SF | ✗ |
| 881 | COMMCL FINISHOUT | 2,747 SF | ✓ |
| 611 | TERRACE | 2,048 SF | ✗ |
| 591 | MASONRY TRIM SF | 1,568 SF | ✗ |
| 483 | LIVING QUARTERS | 1,352 SF | ✓ |
| MEZZ | Mezzanine | 1,352 SF | ✓ |
| 541 | FENCE COMM LF | 380 SF | ✗ |
| 435 | FENCE IRON LF | 70 SF | ✗ |
| 413 | STAIRWAY EXT | 1 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% | $91,959.93 | $91,959.93 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $44,447.16 | $44,447.16 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $31,224.76 | $31,224.76 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $9,805.21 | $9,805.21 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $7,706.81 | $7,706.81 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $185,143.87 | $185,143.87 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $8,681,000 | $8,880,000 | -2.2% |
| Assessed Value | $8,681,000 | $8,880,000 | -2.2% |
| Land Value | $1,197,896 | $1,197,896 | +0.0% |
| Improvement Value | $7,483,104 | $7,682,104 | -2.6% |
| Taxable Value | $8,681,000 | $8,880,000 | -2.2% |
| Total Tax 2026 = estimate |
~$193,459
Estimated
|
~$185,144
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $9,364,158 | $8,681,000 | -683,158 (-7.3%) |
| Taxable Value | $9,364,158 | $8,681,000 | -683,158 (-7.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $8,681,000 | $1,197,896 | $7,483,104 | — | $8,681,000 | $8,681,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $8,880,000 | $1,197,896 | $7,682,104 | — | $8,880,000 | $8,880,000 | ~$185,144 | Partial |
| 2024 | $8,900,000 | — | — | −$7,702,104 | $1,197,896 | $— | $195,993 | Verified |
| 2023 | $8,700,000 | — | — | −$7,502,104 | $1,197,896 | $— | $189,647 | Verified |
| 2022 | $10,480,000 | — | — | −$9,282,104 | $1,197,896 | $— | $195,274 | Verified |
| 2021 | $10,000,000 | — | — | −$8,802,104 | $1,197,896 | $— | $229,719 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +5.5% | +5.5% | ~100% | Not available | Partial |
| 2025 | -12.0% | -12.0% | ~100% | Not available | Partial |
| 2024 | +9.3% | +9.3% | ~100% | 1.9400% | Verified |
| 2023 | +3.8% | +3.8% | ~100% | 2.0600% | Verified |
| 2022 | -15.2% | -15.2% | ~100% | 2.2000% | Verified |
| 2021 | base year | — | ~100% | 2.3000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -15.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -2.2% | -2.5% | -2.5% | +4.8% | 2022 | -17.0% | 2023 |
| Assessment Ratio | 100.0% | 41.8% | — | 100.0% | 2025 | 11.4% | 2022 |
| Effective Tax Rate (2025) | 2.0900% | 2.0900% | — | 2.0900% | 2025 | 2.0900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$185,144 | $199,155 | ~$168,936 | $229,719 | 2021 | $185,144 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$8,620,177 | ~$8,620,177 | ~2.1773% | ~$187,687 | -2.9% |
| 2027 | ~$8,367,957 | ~$8,367,957 | ~2.1261% | ~$177,908 | -5.8% |
| 2028 | ~$8,123,117 | ~$8,123,117 | ~2.0748% | ~$168,540 | -8.5% |
| 2029 | ~$7,885,440 | ~$7,885,440 | ~2.0236% | ~$159,569 | -11.2% |
| 2030 | ~$7,654,718 | ~$7,654,718 | ~1.9724% | ~$150,978 | -13.8% |
| 2026 | ~$8,442,577 | ~$8,442,577 | ~2.2285% | ~$188,146 | -4.9% |
| 2027 | ~$8,026,702 | ~$8,026,702 | ~2.2285% | ~$178,878 | -9.6% |
| 2028 | ~$7,631,312 | ~$7,631,312 | ~2.2285% | ~$170,066 | -14.1% |
| 2029 | ~$7,255,399 | ~$7,255,399 | ~2.2285% | ~$161,689 | -18.3% |
| 2030 | ~$6,898,003 | ~$6,898,003 | ~2.2285% | ~$153,724 | -22.3% |
| 2026 | ~$8,797,777 | ~$8,797,777 | ~2.1517% | ~$189,300 | -0.9% |
| 2027 | ~$8,716,316 | ~$8,716,316 | ~2.0748% | ~$180,848 | -1.8% |
| 2028 | ~$8,635,609 | ~$8,635,609 | ~1.9980% | ~$172,537 | -2.8% |
| 2029 | ~$8,555,650 | ~$8,555,650 | ~1.9211% | ~$164,364 | -3.7% |
| 2030 | ~$8,476,430 | ~$8,476,430 | ~1.8443% | ~$156,327 | -4.5% |
In 2025, this property's market value of $8,880,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 6× 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 | $8,880,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $8,900,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $8,700,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $10,480,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $10,000,000 | $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.