21030 N SH 130 SVRD SB TX 78664
| Owner | FJF INVESTMENT LLC |
|---|---|
| Parcel ID | 0293491203 |
| Short ID | 893464 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | — |
| Land SF | 45,302 SF |
| Acres | 1.040 |
| Year Built | — |
| Legal | LOT 5 BLK A STAR RANCH PHS 2 SEC 3 |
| Neighborhood | 1NE3 |
| Land | $317,117 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $317,117 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $317,117 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $317,117 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $317,117 |
| Taxable Value | $317,117 |
|---|
Appreciation: Market value has risen +27.3% from $249,163 (2021) to $317,117 (2025), a CAGR of 6.2% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2025→2026), 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 outpaced the broader commercial market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.2765% in 2025 (+0.0238% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $7,219. Pflugerville ISD is the largest single contributor, at 48.6% 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 100% of market value ($317,117 land vs $0 improvements), about $7/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $317,117, this parcel sits in the bottom quartile (<25th 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 +6.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $428,686 by 2030, with an estimated annual tax burden around $7,778. 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.
Market value changed by 381% in 2026, 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% | $3,510.17 | $3,510.17 | Paid |
| W2G Wmsn Co WSID # 3 | 0.6990% | 0.6420% | 0.6210% | 0.5995% | 0.5830% | -0.0165% | $1,848.79 | $1,848.79 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,191.87 | $1,191.87 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $374.27 | $374.27 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $294.17 | $294.17 | Paid |
| Combined Rate | 2.6462% | 2.4035% | 2.2128% | 2.2527% | 2.2765% | +0.0238% | $7,219.27 | $7,219.27 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,524,614 | $317,117 | +380.8% |
| Assessed Value | $1,524,614 | $317,117 | +380.8% |
| Land Value | $317,117 | $317,117 | +0.0% |
| Improvement Value | $1,207,497 | — | — |
| Taxable Value | $1,524,614 | $317,117 | +380.8% |
| Total Tax 2026 = estimate |
~$34,708
Estimated
|
~$7,219
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,524,614 | $1,524,614 | +0 (+0.0%) |
| Taxable Value | $1,524,614 | $1,524,614 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,524,614 | $317,117 | $1,207,497 | — | $1,524,614 | $1,524,614 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $317,117 | $317,117 | — | — | $317,117 | $317,117 | ~$7,219 | Partial |
| 2024 | $— | — | — | — | $317,117 | $— | $7,144 | Verified |
| 2023 | $— | — | — | — | $317,117 | $— | $7,017 | Verified |
| 2022 | $— | — | — | — | $249,163 | $— | $5,989 | Verified |
| 2021 | $249,163 | — | — | — | $249,163 | $— | $6,593 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +380.8% ! | +380.8% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 2.2500% | Verified |
| 2023 | +27.3% | +27.3% | ~100% | 2.2100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 2.4000% | Verified |
| 2021 | base year | — | ~100% | 2.6500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +27.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +380.8% | +204.1% | -10.6% | +380.8% | 2026 | +27.3% | 2025 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.2800% | 2.2800% | — | 2.2800% | 2025 | 2.2800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$7,219 | $6,906 | ~$7,582 | $7,219 | 2025 | $6,593 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$336,824 | ~$336,824 | ~2.1841% | ~$7,357 | +6.2% |
| 2027 | ~$357,756 | ~$357,756 | ~2.0917% | ~$7,483 | +12.8% |
| 2028 | ~$379,989 | ~$379,989 | ~1.9993% | ~$7,597 | +19.8% |
| 2029 | ~$403,604 | ~$403,604 | ~1.9069% | ~$7,696 | +27.3% |
| 2030 | ~$428,686 | ~$428,686 | ~1.8145% | ~$7,778 | +35.2% |
| 2026 | ~$330,482 | ~$330,482 | ~2.2765% | ~$7,524 | +4.2% |
| 2027 | ~$344,410 | ~$344,410 | ~2.2765% | ~$7,841 | +8.6% |
| 2028 | ~$358,926 | ~$358,926 | ~2.2765% | ~$8,171 | +13.2% |
| 2029 | ~$374,053 | ~$374,053 | ~2.2765% | ~$8,515 | +18.0% |
| 2030 | ~$389,817 | ~$389,817 | ~2.2765% | ~$8,874 | +22.9% |
| 2026 | ~$343,167 | ~$343,167 | ~2.1379% | ~$7,337 | +8.2% |
| 2027 | ~$371,356 | ~$371,356 | ~1.9993% | ~$7,425 | +17.1% |
| 2028 | ~$401,862 | ~$401,862 | ~1.8607% | ~$7,477 | +26.7% |
| 2029 | ~$434,873 | ~$434,873 | ~1.7221% | ~$7,489 | +37.1% |
| 2030 | ~$470,595 | ~$470,595 | ~1.5834% | ~$7,452 | +48.4% |
In 2025, this property's market value of $317,117 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -78% below 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 | $317,117 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | — | $661,016 | $1,438,465 | $3,471,171 | — | +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 | $249,163 | $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.