18089 F M RD 1431 TX 78641
| Owner | ABBASSI ROBERT & KHADIJEH HEMMATI |
|---|---|
| Parcel ID | 0500530201 |
| Short ID | 534522 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 217,800 SF |
| Acres | 5.000 |
| Year Built | — |
| Legal | ABS 840 SUR 421 YBARBO J A ACR 5.00 |
| Neighborhood | 1NW3 |
| Land | $435,600 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $435,600 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $435,600 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $435,600 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $435,600 |
| Taxable Value | $435,600 |
|---|
Appreciation: Market value has risen +100.0% from $217,800 (2021) to $435,600 (2025), a CAGR of 18.9% 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 7 taxing entities is 2.2822% in 2025 (+0.0581% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $9,941. Leander ISD is the largest single contributor, at 47.6% 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 ($435,600 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 $435,600, 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 +18.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,036,037 by 2030, with an estimated annual tax burden around $19,144. 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 100% 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% | $4,734.54 | $4,734.54 | Paid |
| CJO City of Jonestown | 0.5188% | 0.4190% | 0.3905% | 0.3925% | 0.3981% | +0.0056% | $1,734.12 | $1,734.12 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,637.18 | $1,637.18 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $514.11 | $514.11 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $450.41 | $450.41 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $435.60 | $435.60 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $435.46 | $435.46 | Paid |
| Combined Rate | 2.6298% | 2.3876% | 2.1873% | 2.2241% | 2.2822% | +0.0581% | $9,941.42 | $9,941.42 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $435,600 | $435,600 | +0.0% |
| Assessed Value | $435,600 | $435,600 | +0.0% |
| Land Value | $435,600 | $435,600 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $435,600 | $435,600 | +0.0% |
| Total Tax 2026 = estimate |
~$9,941
Estimated
|
~$9,941
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $435,600 | $435,600 | +0 (+0.0%) |
| Taxable Value | $435,600 | $435,600 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $435,600 | $435,600 | — | — | $435,600 | $435,600 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $435,600 | $435,600 | — | — | $435,600 | $435,600 | ~$9,941 | Partial |
| 2024 | $— | — | — | — | $435,600 | $— | $9,688 | Verified |
| 2023 | $— | — | — | — | $435,600 | $— | $9,528 | Verified |
| 2022 | $— | — | — | — | $217,800 | $— | $5,200 | Verified |
| 2021 | $217,800 | — | — | — | $217,800 | $— | $5,728 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 2.2200% | Verified |
| 2023 | +100.0% ! | +100.0% | ~100% | 2.1900% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 2.3900% | Verified |
| 2021 | base year | — | ~100% | 2.6300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +100.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +50.0% | +18.9% | +100.0% | 2025 | +0.0% | 2026 |
| 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 |
$9,941 | $7,835 | ~$15,034 | $9,941 | 2025 | $5,728 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$518,019 | ~$518,019 | ~2.1953% | ~$11,372 | +18.9% |
| 2027 | ~$616,031 | ~$616,031 | ~2.1085% | ~$12,989 | +41.4% |
| 2028 | ~$732,589 | ~$732,589 | ~2.0216% | ~$14,810 | +68.2% |
| 2029 | ~$871,200 | ~$871,200 | ~1.9347% | ~$16,855 | +100.0% |
| 2030 | ~$1,036,037 | ~$1,036,037 | ~1.8478% | ~$19,144 | +137.8% |
| 2026 | ~$509,307 | ~$509,307 | ~2.2822% | ~$11,624 | +16.9% |
| 2027 | ~$595,485 | ~$595,485 | ~2.2822% | ~$13,590 | +36.7% |
| 2028 | ~$696,245 | ~$696,245 | ~2.2822% | ~$15,890 | +59.8% |
| 2029 | ~$814,055 | ~$814,055 | ~2.2822% | ~$18,579 | +86.9% |
| 2030 | ~$951,799 | ~$951,799 | ~2.2822% | ~$21,722 | +118.5% |
| 2026 | ~$526,731 | ~$526,731 | ~2.1519% | ~$11,335 | +20.9% |
| 2027 | ~$636,926 | ~$636,926 | ~2.0216% | ~$12,876 | +46.2% |
| 2028 | ~$770,176 | ~$770,176 | ~1.8912% | ~$14,566 | +76.8% |
| 2029 | ~$931,302 | ~$931,302 | ~1.7609% | ~$16,399 | +113.8% |
| 2030 | ~$1,126,137 | ~$1,126,137 | ~1.6306% | ~$18,363 | +158.5% |
In 2025, this property's market value of $435,600 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 5× 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 | $435,600 | $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 | $217,800 | $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.