18580 F M RD 969 TX 78653
| Owner | CITY OF AUSTIN |
|---|---|
| Parcel ID | 0307700207 |
| Short ID | 816704 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 2,520 SF |
| Land SF | 16,555,544 SF |
| Acres | 380.063 |
| Year Built | 2011 |
| Legal | ABS 26 SUR 11 WEBBER J F ACR 380.0630 |
| Neighborhood | 1FE3 |
| Land | $11,294,369 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $11,294,369 |
| Improvement | $368,197 |
|---|---|
| Total Improvement | $368,197 |
| Market | $11,662,566 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $11,662,566 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $11,662,566 |
| Taxable Value | $11,662,566 |
|---|
Appreciation: Market value has risen +433.2% from $2,187,466 (2021) to $11,662,566 (2025), a CAGR of 52.0% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), 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 6 taxing entities is 1.7967% in 2025 (-0.0217% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $209,541. Del Valle ISD is the largest single contributor, at 57.4% 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 97% of market value ($11,294,369 land vs $368,197 improvements), about $1/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 $11,662,566, 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 +52.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $94,484,402 by 2030, with an estimated annual tax burden around $267,554. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 6,400 SF | ✗ |
| 1ST | 1st Floor | 2,520 SF | ✓ |
| 541 | FENCE COMM LF | 1,000 SF | ✗ |
| 611 | TERRACE | 420 SF | ✗ |
| 881 | COMMCL FINISHOUT | 270 SF | ✓ |
| 501 | CANOPY | 245 SF | ✗ |
| 511 | DECK | 160 SF | ✗ |
| 482 | LIGHT POLES | 2 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
Market value changed by 179% in 2024, 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 |
|---|---|---|---|---|---|---|---|---|---|
| IDV Del Valle ISD | 1.2020% | 1.1846% | 1.0028% | 0.9969% | 0.9489% | -0.0480% | $110,666.09 | $110,666.09 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $43,833.17 | $43,833.17 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $13,764.51 | $13,764.51 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $12,059.09 | $12,059.09 | Paid |
| E12 Travis County ESD # 12 | 0.1000% | 0.1000% | 0.0982% | 0.1000% | 0.1000% | +0.0000% | $11,662.57 | $11,662.57 | Paid |
| VWE Village of Webberville | 0.2185% | 0.1715% | 0.1700% | 0.1678% | 0.1505% | -0.0173% | $680.06 | $680.06 | Paid |
| Combined Rate | 2.0945% | 1.9717% | 1.7749% | 1.8184% | 1.7967% | -0.0217% | $192,665.49 | $192,665.49 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $15,574,545 | $11,662,566 | +33.5% |
| Assessed Value | $15,574,545 | $11,662,566 | +33.5% |
| Land Value | $15,202,520 | $11,294,369 | +34.6% |
| Improvement Value | $372,025 | $368,197 | +1.0% |
| Taxable Value | $15,574,545 | $11,662,566 | +33.5% |
| Total Tax 2026 = estimate |
~$279,828
Estimated
|
~$192,665
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $15,574,545 | $15,574,545 | +0 (+0.0%) |
| Taxable Value | $15,574,545 | $15,574,545 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $15,574,545 | $15,202,520 | $372,025 | — | $15,574,545 | $15,574,545 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $11,662,566 | $11,294,369 | $368,197 | — | $11,662,566 | $11,662,566 | ~$192,665 | Partial |
| 2024 | $4,182,365 | — | — | — | $11,294,369 ! | $— | $193,219 | Verified |
| 2023 | $4,079,886 | — | — | −$279,256 | $3,800,630 | $— | $68,032 | Verified |
| 2022 | $2,514,622 | — | — | — | $3,800,630 ! | $— | $74,187 | Verified |
| 2021 | $2,187,466 | — | — | — | $2,225,885 ! | $— | $47,999 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +33.5% | +33.5% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +178.8% ! | +178.8% | ~100% | 1.6600% | Verified |
| 2023 | +2.5% | +2.5% | ~100% | 1.6300% | Verified |
| 2022 | +62.2% | +62.2% | ~100% | 1.8200% | Verified |
| 2021 | base year | — | ~100% | 2.1900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +363.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +33.5% | +58.4% | +44.3% | +178.9% | 2025 | +2.5% | 2024 |
| Assessment Ratio | 100.0% | 136.0% | — | 270.0% | 2024 | 93.2% | 2023 |
| Effective Tax Rate (2025) | 1.6500% | 1.6500% | — | 1.6500% | 2025 | 1.6500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$192,665 | $115,221 | ~$244,241 | $193,219 | 2024 | $47,999 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$17,721,779 | ~$12,828,823 | ~1.7223% | ~$220,945 | +52.0% |
| 2027 | ~$26,929,018 | ~$14,111,705 | ~1.6478% | ~$232,534 | +130.9% |
| 2028 | ~$40,919,820 | ~$15,522,875 | ~1.5734% | ~$244,231 | +250.9% |
| 2029 | ~$62,179,456 | ~$17,075,163 | ~1.4989% | ~$255,943 | +433.2% |
| 2030 | ~$94,484,402 | ~$18,782,679 | ~1.4245% | ~$267,554 | +710.2% |
| 2026 | ~$17,488,528 | ~$12,828,823 | ~1.7967% | ~$230,495 | +50.0% |
| 2027 | ~$26,224,812 | ~$14,111,705 | ~1.7967% | ~$253,545 | +124.9% |
| 2028 | ~$39,325,252 | ~$15,522,875 | ~1.7967% | ~$278,899 | +237.2% |
| 2029 | ~$58,969,935 | ~$17,075,163 | ~1.7967% | ~$306,789 | +405.6% |
| 2030 | ~$88,427,995 | ~$18,782,679 | ~1.7967% | ~$337,468 | +658.2% |
| 2026 | ~$17,955,030 | ~$12,828,823 | ~1.6850% | ~$216,170 | +54.0% |
| 2027 | ~$27,642,554 | ~$14,111,705 | ~1.5734% | ~$222,028 | +137.0% |
| 2028 | ~$42,556,921 | ~$15,522,875 | ~1.4617% | ~$226,897 | +264.9% |
| 2029 | ~$65,518,240 | ~$17,075,163 | ~1.3500% | ~$230,519 | +461.8% |
| 2030 | ~$100,868,195 | ~$18,782,679 | ~1.2384% | ~$232,597 | +764.9% |
In 2025, this property's market value of $11,662,566 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 8× 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 | $11,662,566 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $4,182,365 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $4,079,886 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $2,514,622 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,187,466 | $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.