F M RD 1431 TX 78641
| Owner | MC MAGIC LLC |
|---|---|
| Parcel ID | 0500480502 |
| Short ID | 513805 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 233,046 SF |
| Acres | 5.350 |
| Year Built | — |
| Legal | ABS 2590 SUR 56 HART T U ACR 5.35 |
| Neighborhood | 1NW3 |
| Land | $163,132 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $163,132 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $163,132 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $163,132 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $163,132 |
| Taxable Value | $163,132 |
|---|
Appreciation: Market value has risen +150.2% from $65,200 (2021) to $163,132 (2025), a CAGR of 25.8% 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 2.1014% in 2025 (+0.0436% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $3,428. Leander ISD is the largest single contributor, at 51.7% 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 100% of market value ($163,132 land vs $0 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 $163,132, this parcel sits in the upper-middle (50th–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 +25.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $513,338 by 2030, with an estimated annual tax burden around $8,932. 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 150% in 2023, 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILE Leander ISD | 1.3370% | 1.2746% | 1.1087% | 1.0869% | 1.0869% | +0.0000% | $1,773.08 | $1,773.08 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $680.72 | $680.72 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $613.12 | $613.12 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $192.53 | $192.53 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $168.68 | $168.68 | Paid |
| Combined Rate | 2.3907% | 2.2225% | 2.0299% | 2.0579% | 2.1014% | +0.0436% | $3,428.13 | $3,428.13 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $163,132 | $163,132 | +0.0% |
| Assessed Value | $163,132 | $163,132 | +0.0% |
| Land Value | $163,132 | $163,132 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $163,132 | $163,132 | +0.0% |
| Total Tax 2026 = estimate |
~$3,428
Estimated
|
~$3,428
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $163,132 | $163,132 | +0 (+0.0%) |
| Taxable Value | $163,132 | $163,132 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $163,132 | $163,132 | — | — | $163,132 | $163,132 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $163,132 | $163,132 | — | — | $163,132 | $163,132 | ~$3,428 | Partial |
| 2024 | $— | — | — | — | $116,523 | $— | $2,398 | Verified |
| 2023 | $— | — | — | — | $163,132 | $— | $2,365 | Verified |
| 2022 | $— | — | — | — | $65,253 | $— | $1,450 | Verified |
| 2021 | $65,200 | — | — | — | $65,200 | $— | $1,559 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +16.7% | ~100% | Not available | Partial |
| 2024 | +0.0% | -14.3% | 85.7% | 1.4700% | Verified |
| 2023 | +150.0% ! | +150.0% | ~100% | 1.4500% | Verified |
| 2022 | +0.1% | +0.1% | ~100% | 2.2200% | Verified |
| 2021 | base year | — | ~100% | 2.3900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +150.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +75.1% | +25.8% | +150.2% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.1000% | 2.1000% | — | 2.1000% | 2025 | 2.1000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$3,428 | $2,493 | ~$6,331 | $3,428 | 2025 | $1,559 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$205,169 | ~$205,169 | ~2.0291% | ~$4,163 | +25.8% |
| 2027 | ~$258,039 | ~$258,039 | ~1.9568% | ~$5,049 | +58.2% |
| 2028 | ~$324,532 | ~$324,532 | ~1.8845% | ~$6,116 | +98.9% |
| 2029 | ~$408,160 | ~$408,160 | ~1.8122% | ~$7,397 | +150.2% |
| 2030 | ~$513,338 | ~$513,338 | ~1.7399% | ~$8,932 | +214.7% |
| 2026 | ~$201,907 | ~$201,907 | ~2.1014% | ~$4,243 | +23.8% |
| 2027 | ~$249,897 | ~$249,897 | ~2.1014% | ~$5,251 | +53.2% |
| 2028 | ~$309,295 | ~$309,295 | ~2.1014% | ~$6,500 | +89.6% |
| 2029 | ~$382,810 | ~$382,810 | ~2.1014% | ~$8,045 | +134.7% |
| 2030 | ~$473,800 | ~$473,800 | ~2.1014% | ~$9,957 | +190.4% |
| 2026 | ~$208,432 | ~$208,432 | ~1.9930% | ~$4,154 | +27.8% |
| 2027 | ~$266,311 | ~$266,311 | ~1.8845% | ~$5,019 | +63.2% |
| 2028 | ~$340,262 | ~$340,262 | ~1.7761% | ~$6,043 | +108.6% |
| 2029 | ~$434,749 | ~$434,749 | ~1.6676% | ~$7,250 | +166.5% |
| 2030 | ~$555,473 | ~$555,473 | ~1.5591% | ~$8,661 | +240.5% |
In 2025, this property's market value of $163,132 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — +92% above 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 | $163,132 | $24,862 | $85,028 | $363,420 | ↑ Above median | +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 | $65,200 | $6,000 | $14,480 | $80,000 | ↑ 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.