12320 F M RD 1826 TX 78737
| Owner | MANTRA HOLDING LLC |
|---|---|
| Parcel ID | 0431570112 |
| Short ID | 346977 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 466,528 SF |
| Acres | 10.710 |
| Year Built | — |
| Legal | ABS 341 SUR 35 HAILEY R ACR 10.71000 |
| Neighborhood | 1SW3 |
| Land | $793,097 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $793,097 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $693,959 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $693,959 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $693,959 |
| Taxable Value | $693,959 |
|---|
Appreciation: Market value has risen +80.0% from $385,560 (2021) to $693,959 (2025), a CAGR of 15.8% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2025), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Land/Vacant parcel countywide rose +487.2%, so this parcel has lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.5815% in 2025 (+0.0243% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $10,975. Austin ISD is the largest single contributor, at 58.5% of the total 2025 levy.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 114% of market value ($793,097 land vs $0 improvements), about $2/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 $693,959, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant 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 +15.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,446,725 by 2030, with an estimated annual tax burden around $20,724. 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.
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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $6,420.51 | $6,420.51 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,608.21 | $2,608.21 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $819.03 | $819.03 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $717.55 | $717.55 | Paid |
| E03 Travis County ESD # 03 | 0.0650% | 0.0450% | 0.0400% | 0.0530% | 0.0590% | +0.0060% | $409.44 | $409.44 | Paid |
| Combined Rate | 1.7007% | 1.5572% | 1.4034% | 1.5572% | 1.5815% | +0.0243% | $10,974.74 | $10,974.74 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $693,959 | $693,959 | +0.0% |
| Assessed Value | $693,959 | $693,959 | +0.0% |
| Land Value | $793,097 | $793,097 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $693,959 | $693,959 | +0.0% |
| Total Tax 2026 = estimate |
~$10,975
Estimated
|
~$10,975
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $793,097 | $693,959 | -99,138 (-12.5%) |
| Taxable Value | $793,097 | $693,959 | -99,138 (-12.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $693,959 | $793,097 | — | — | $693,959 | $693,959 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $693,959 | $793,097 | — | — | $693,959 | $693,959 | ~$10,975 | Partial |
| 2024 | $— | — | — | — | $700,000 | $— | $10,900 | Verified |
| 2023 | $— | — | — | — | $793,097 | $— | $9,824 | Verified |
| 2022 | $— | — | — | — | $713,787 | $— | $11,115 | Verified |
| 2021 | $385,560 | — | — | — | $793,097 ! | $— | $13,488 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +14.3% | +14.3% | ~100% | Not available | Partial |
| 2025 | -0.9% | -0.9% | ~100% | Not available | Partial |
| 2024 | -11.7% | -11.7% | ~100% | 1.5600% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.2400% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.4000% | Verified |
| 2021 | base year | — | ~100% | 3.5000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -12.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +40.0% | +15.8% | +80.0% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 135.2% | — | 205.7% | 2021 | 100.0% | 2025 |
| Effective Tax Rate (2025) | 1.5800% | 1.5800% | — | 1.5800% | 2025 | 1.5800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$10,975 | $12,231 | ~$16,344 | $13,488 | 2021 | $10,975 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$803,793 | ~$803,793 | ~1.5517% | ~$12,472 | +15.8% |
| 2027 | ~$931,011 | ~$931,011 | ~1.5219% | ~$14,169 | +34.2% |
| 2028 | ~$1,078,364 | ~$1,078,364 | ~1.4921% | ~$16,090 | +55.4% |
| 2029 | ~$1,249,038 | ~$1,249,038 | ~1.4623% | ~$18,264 | +80.0% |
| 2030 | ~$1,446,725 | ~$1,446,725 | ~1.4325% | ~$20,724 | +108.5% |
| 2026 | ~$789,914 | ~$789,914 | ~1.5815% | ~$12,492 | +13.8% |
| 2027 | ~$899,137 | ~$899,137 | ~1.5815% | ~$14,220 | +29.6% |
| 2028 | ~$1,023,462 | ~$1,023,462 | ~1.5815% | ~$16,186 | +47.5% |
| 2029 | ~$1,164,978 | ~$1,164,978 | ~1.5815% | ~$18,424 | +67.9% |
| 2030 | ~$1,326,061 | ~$1,326,061 | ~1.5815% | ~$20,971 | +91.1% |
| 2026 | ~$817,672 | ~$817,672 | ~1.5368% | ~$12,566 | +17.8% |
| 2027 | ~$963,440 | ~$963,440 | ~1.4921% | ~$14,375 | +38.8% |
| 2028 | ~$1,135,194 | ~$1,135,194 | ~1.4474% | ~$16,430 | +63.6% |
| 2029 | ~$1,337,567 | ~$1,337,567 | ~1.4027% | ~$18,761 | +92.7% |
| 2030 | ~$1,576,018 | ~$1,576,018 | ~1.3579% | ~$21,401 | +127.1% |
In 2025, this property's market value of $693,959 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 8× the county median of $85,028. Land/Vacant here is the broad TCAD category — every land/vacant 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 | $693,959 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | — | $23,000 | $66,000 | $330,000 | — | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $385,560 | $6,000 | $14,480 | $80,000 | ↑ 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.