F M RD 1431 TX 78641
| Owner | GOIN WILLIAM F & JUDY |
|---|---|
| Parcel ID | 0502400106 |
| Short ID | 513818 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 18,295 SF |
| Acres | 0.420 |
| Year Built | — |
| Legal | ABS 2209 CARTER L ACR .42 |
| Neighborhood | _RGN145 |
| Land | $63,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $63,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $63,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $63,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$14,616 |
| Net Appraised (assessed) | $48,384 |
| Taxable Value | $48,384 |
|---|
Appreciation: Market value has risen +900.0% from $6,300 (2021) to $63,000 (2025), a CAGR of 77.8% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2025→2026), 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 outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 1.8841% in 2025 (+0.0525% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $912. Leander ISD is the largest single contributor, at 57.7% of the total 2025 levy.
Assessment Gap: Assessed value ($48,384) is $14,616 below market value, suggesting potential for an upward assessment in future years.
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 ($63,000 land vs $0 improvements), about $3/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 $63,000, this parcel sits in the lower-middle (25th–50th 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 +77.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,120,316 by 2030, with an estimated annual tax burden around $17,932. 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 88% 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILE Leander ISD | 1.3370% | 1.2746% | 1.1087% | 1.0869% | 1.0869% | +0.0000% | $525.89 | $525.89 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $181.85 | $181.85 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $57.10 | $57.10 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $50.03 | $50.03 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $48.38 | $48.38 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $48.37 | $48.37 | Paid |
| Combined Rate | 2.1110% | 1.9686% | 1.7968% | 1.8316% | 1.8841% | +0.0525% | $911.62 | $911.62 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $126,000 | $63,000 | +100.0% |
| Assessed Value | $58,061 | $48,384 | +20.0% |
| Land Value | $126,000 | $63,000 | +100.0% |
| Improvement Value | — | — | — |
| Taxable Value | $58,061 | $48,384 | +20.0% |
| HS Cap Loss | -$67,939 | — | |
| Total Tax 2026 = estimate |
~$1,094
Estimated
|
~$912
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $126,000 | $126,000 | +0 (+0.0%) |
| Taxable Value | $58,061 | $58,061 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $126,000 | $126,000 | — | −$67,939 | $58,061 | $58,061 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $63,000 | $63,000 | — | −$14,616 | $48,384 | $48,384 | ~$912 | Partial |
| 2024 | $— | — | — | — | $63,000 | $— | $738 | Verified |
| 2023 | $— | — | — | — | $33,600 | $— | $604 | Verified |
| 2022 | $— | — | — | — | $28,800 | $— | $567 | Verified |
| 2021 | $6,300 | — | — | — | $31,500 ! | $— | $665 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +100.0% ! | +20.0% | 46.1% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 76.8% | Not available | Partial |
| 2024 | +87.5% ! | +20.0% | 64.0% | 1.1700% | Verified |
| 2023 | +16.7% | +16.7% | ~100% | 1.8000% | Verified |
| 2022 | -8.6% | -8.6% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 10.5500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +100.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +100.0% | +500.0% | +60.0% | +900.0% | 2025 | +100.0% | 2026 |
| Assessment Ratio | 46.1% | 207.6% | — | 500.0% | 2021 | 46.1% | 2026 |
| Effective Tax Rate (2025) | 1.4500% | 1.4500% | — | 1.4500% | 2025 | 1.4500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$912 | $788 | ~$8,004 | $912 | 2025 | $665 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$112,032 | ~$112,032 | ~1.8274% | ~$2,047 | +77.8% |
| 2027 | ~$199,223 | ~$199,223 | ~1.7707% | ~$3,528 | +216.2% |
| 2028 | ~$354,275 | ~$354,275 | ~1.7140% | ~$6,072 | +462.3% |
| 2029 | ~$630,000 | ~$630,000 | ~1.6573% | ~$10,441 | +900.0% |
| 2030 | ~$1,120,316 | ~$1,120,316 | ~1.6006% | ~$17,932 | +1678.3% |
| 2026 | ~$110,772 | ~$110,772 | ~1.8841% | ~$2,087 | +75.8% |
| 2027 | ~$194,767 | ~$194,767 | ~1.8841% | ~$3,670 | +209.2% |
| 2028 | ~$342,456 | ~$342,456 | ~1.8841% | ~$6,452 | +443.6% |
| 2029 | ~$602,133 | ~$602,133 | ~1.8841% | ~$11,345 | +855.8% |
| 2030 | ~$1,058,717 | ~$1,058,717 | ~1.8841% | ~$19,948 | +1580.5% |
| 2026 | ~$113,292 | ~$113,292 | ~1.7991% | ~$2,038 | +79.8% |
| 2027 | ~$203,730 | ~$203,730 | ~1.7140% | ~$3,492 | +223.4% |
| 2028 | ~$366,363 | ~$366,363 | ~1.6289% | ~$5,968 | +481.5% |
| 2029 | ~$658,824 | ~$658,824 | ~1.5439% | ~$10,171 | +945.8% |
| 2030 | ~$1,184,749 | ~$1,184,749 | ~1.4588% | ~$17,283 | +1780.6% |
In 2025, this property's market value of $63,000 places it in the 25th–50th percentile for Land/Vacant properties in Travis County (35611 comparable) — -26% below 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 | $63,000 | $24,862 | $85,028 | $363,420 | ↓ Below 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 | $6,300 | $6,000 | $14,480 | $80,000 | ↓ Below 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.