21101 F M RD 685 TX 78634
| Owner | AIP PFLUGERVILLE INVESTORS LLC |
|---|---|
| Parcel ID | 0293520111 |
| Short ID | 482823 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 15,655 SF |
| Land SF | 515,751 SF |
| Acres | 11.840 |
| Year Built | 1996 |
| Legal | ABS 2753 SUR 9 CASNER J ACR 11.8580 |
| Neighborhood | 61FNE |
| Land | $2,063,002 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,063,002 |
| Improvement | $1,032,371 |
|---|---|
| Total Improvement | $1,032,371 |
| Market | $3,095,373 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,095,373 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,095,373 |
| Taxable Value | $3,095,373 |
|---|
Appreciation: Market value has risen +55.9% from $1,985,500 (2021) to $3,095,373 (2025), a CAGR of 11.7% 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 $68,981. 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 67% of market value ($2,063,002 land vs $1,032,371 improvements), about $4/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $3,095,373, 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 +11.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,392,211 by 2030, with an estimated annual tax burden around $98,324. 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.
14 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 15,655 SF | ✓ |
| 551 | PAVED AREA | 6,000 SF | ✗ |
| 095 | HVAC RESIDENTIAL | 2,153 SF | ✗ |
| 288 | SHED SF | 2,072 SF | ✓ |
| 501 | CANOPY | 1,203 SF | ✗ |
| 327 | STORAGE COMM'L | 780 SF | ✓ |
| 301 | BARN SF | 752 SF | ✓ |
| 041C | GARAGE ATT 1ST COMM | 575 SF | ✓ |
| 611 | TERRACE | 551 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 442 SF | ✗ |
| 881 | COMMCL FINISHOUT | 369 SF | ✓ |
| 408 | LOADING RAMP | 132 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 522C | FIREPLACE COMM | 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% | $22,835.37 | $22,835.37 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $11,037.06 | $11,037.06 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,753.69 | $7,753.69 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,434.82 | $2,434.82 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $1,913.74 | $1,913.74 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $45,974.68 | $45,974.68 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,063,002 | $3,095,373 | -33.4% |
| Assessed Value | $2,063,002 | $3,095,373 | -33.4% |
| Land Value | $2,063,002 | $2,063,002 | +0.0% |
| Improvement Value | — | $1,032,371 | — |
| Taxable Value | $2,063,002 | $3,095,373 | -33.4% |
| Total Tax 2026 = estimate |
~$45,975
Estimated
|
~$45,975
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,063,002 | $2,063,002 | +0 (+0.0%) |
| Taxable Value | $2,063,002 | $2,063,002 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,063,002 | $2,063,002 | — | — | $2,063,002 | $2,063,002 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,095,373 | $2,063,002 | $1,032,371 | — | $3,095,373 | $3,095,373 | ~$45,975 | Partial |
| 2024 | $2,808,000 | — | — | −$741,861 | $2,066,139 | $— | $67,694 | Verified |
| 2023 | $2,600,000 | — | — | −$533,861 | $2,066,139 | $— | $59,756 | Verified |
| 2022 | $1,721,964 | — | — | — | $2,066,139 ! | $— | $58,313 | Verified |
| 2021 | $1,985,500 | — | — | −$952,431 | $1,033,069 | $— | $41,904 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -33.4% | -33.4% | ~100% | Not available | Partial |
| 2025 | +0.4% | +0.4% | ~100% | Not available | Partial |
| 2024 | +9.8% | +9.8% | ~100% | 2.2000% | Verified |
| 2023 | +8.0% | +8.0% | ~100% | 2.1300% | Verified |
| 2022 | +51.0% | +51.0% | ~100% | 2.2400% | Verified |
| 2021 | base year | — | ~100% | 2.1100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +79.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -33.4% | +4.5% | +22.9% | +51.0% | 2023 | -33.4% | 2026 |
| Assessment Ratio | 100.0% | 87.5% | — | 120.0% | 2022 | 52.0% | 2021 |
| Effective Tax Rate (2025) | 1.4900% | 1.4900% | — | 1.4900% | 2025 | 1.4900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$45,975 | $54,728 | ~$85,856 | $67,694 | 2024 | $41,904 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,458,787 | ~$3,404,910 | ~2.1773% | ~$74,135 | +11.7% |
| 2027 | ~$3,864,867 | ~$3,745,401 | ~2.1261% | ~$79,629 | +24.9% |
| 2028 | ~$4,318,623 | ~$4,119,941 | ~2.0748% | ~$85,482 | +39.5% |
| 2029 | ~$4,825,653 | ~$4,531,936 | ~2.0236% | ~$91,708 | +55.9% |
| 2030 | ~$5,392,211 | ~$4,985,129 | ~1.9724% | ~$98,324 | +74.2% |
| 2026 | ~$3,396,879 | ~$3,396,879 | ~2.2285% | ~$75,701 | +9.7% |
| 2027 | ~$3,727,754 | ~$3,727,754 | ~2.2285% | ~$83,074 | +20.4% |
| 2028 | ~$4,090,857 | ~$4,090,857 | ~2.2285% | ~$91,166 | +32.2% |
| 2029 | ~$4,489,329 | ~$4,489,329 | ~2.2285% | ~$100,046 | +45.0% |
| 2030 | ~$4,926,614 | ~$4,926,614 | ~2.2285% | ~$109,791 | +59.2% |
| 2026 | ~$3,520,694 | ~$3,404,910 | ~2.1517% | ~$73,263 | +13.7% |
| 2027 | ~$4,004,456 | ~$3,745,401 | ~2.0748% | ~$77,710 | +29.4% |
| 2028 | ~$4,554,691 | ~$4,119,941 | ~1.9980% | ~$82,315 | +47.1% |
| 2029 | ~$5,180,530 | ~$4,531,936 | ~1.9211% | ~$87,064 | +67.4% |
| 2030 | ~$5,892,363 | ~$4,985,129 | ~1.8443% | ~$91,939 | +90.4% |
In 2025, this property's market value of $3,095,373 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +118% 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 | $3,095,373 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,808,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,600,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,721,964 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,985,500 | $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.