12103 McFarlane Rd, Beasley, TX 77417

4 bed / 2 bath, 2,219 sqft, built 2016, in Kendleton-2 Appraised at $384,038 for 2026.

Fort Bend County account 10496097

Appraised value

$384,038

Tax year 2026 · after any cap, before exemptions

Market value

$561,800

Living area

2,219 sqft

$173 per sqft

Year built

2016

Compare this assessment

Start with the county value and property facts, then review appraisal comps, recent sales, and prior-year changes to decide whether the assessment is worth challenging. The comps on this page are free to review; email sign-in is only used to save a printable report.

For nearby context, browse ZIP 77417 and Kendleton-2 assessment pages.

Protest deadline

The 2026 protest deadline was May 15, 2026. The 2027 protest deadline is May 17, 2027. 2027 notices usually arrive in April.

Deadline rule: May 15, or 30 days after your notice of appraised value is mailed, whichever is later. A deadline on a weekend or holiday moves to the next business day. Evidence is reviewed by the Appraisal Review Board (ARB). Dates checked September 27, 2026 against the official source.

Assessment snapshot

These public FBCAD records highlight what may be worth checking before you file.

Assessment changeThe appraised value increased 10.0% from $349,125 in 2025 to $384,038 in 2026.
Appraised value per square footThe current public record shows about $173 per square foot before any comparable-property adjustments.
Market/appraised spreadThe county market value is $177,762 above the appraised value used on this page.
Nearby comparison areaThis page starts the equity review with public records for the Kendleton-2 neighborhood and ZIP 77417.
Neighborhood value signalAmong 310 residential records in the same neighborhood, the average appraised value is about $146 per square foot.
Area year-over-year signalNearby residential records with prior-year values moved about +30.5% on average.

Comparable assessments

Similar public appraisal records selected for this property's equity comparison.

13125 1st St, Kendleton, TX 77451
2,072 sqft | $101/sqft | built 2020 | 7% smaller (2,072 vs 2,219 sqft); Similar age (2020 vs 2016); Same bed/bath (4/2)
$210,281
2629 W Tavener Rd, Beasley, TX 77417
1,962 sqft | $149/sqft | built 2017 | 12% smaller (1,962 vs 2,219 sqft); Similar age (2017 vs 2016); Lot 14% larger (87,120 vs 76,665 sqft)
$291,452
940 Darst Rd, Beasley, TX 77417
2,304 sqft | $141/sqft | built 2002 | Similar size (2,304 vs 2,219 sqft); Lot 14% larger (87,686 vs 76,665 sqft); Same neighborhood
$325,900
13135 1st St, Kendleton, TX 77451
1,899 sqft | $91/sqft | built 2020 | 14% smaller (1,899 vs 2,219 sqft); Similar age (2020 vs 2016); Same neighborhood
$171,906
1007 Hannah St East Bernard, TX 77417
1,888 sqft | $97/sqft | built 2022 | 15% smaller (1,888 vs 2,219 sqft); Same neighborhood
$183,160

Recent comparable sales

Sales selected by similarity to the subject property. Texas is a non-disclosure state, so these MLS-listed sales are supplemental evidence.

8138 Goliad Way, Beasley, TX 77417
September-18-2026 | 2,125 sqft | $159/sqft | built 2026 | Similar size (2,125 sqft); Moderate age difference (10 years newer); Sold after the valuation date
$337,491
10430 Birds Nest Dr, Beasley, TX 77417
August-26-2026 | 2,233 sqft | $123/sqft | built 2026 | Similar size (2,233 sqft); Moderate age difference (10 years newer); Sold after the valuation date
$274,990
623 Blue Stone Dr, Beasley, TX 77417
September-11-2026 | 2,042 sqft | $149/sqft | built 2026 | 8% size difference (2,042 sqft); Moderate age difference (10 years newer); Sold after the valuation date
$304,990
1010 Blue Stone Dr, Beasley, TX 77417
June-30-2026 | 2,233 sqft | $130/sqft | built 2026 | Similar size (2,233 sqft); Moderate age difference (10 years newer); Sold after the valuation date
$289,990
619 Blue Stone Dr, Beasley, TX 77417
July-31-2026 | 2,031 sqft | $151/sqft | built 2026 | 8% size difference (2,031 sqft); Moderate age difference (10 years newer); Sold after the valuation date
$306,990

Public appraisal comparison for 2026. Prepared September 30, 2026. Appraisal source: Fort Bend Central Appraisal District. Sales data checked in this snapshot: September 28, 2026. Matches consider available size, age, location and property characteristics. How comparisons work.