CRUMLEY RANCH RD TX 78738
| Owner | MRW GRIT LTD |
|---|---|
| Parcel ID | 0102770114 |
| Short ID | 103114 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 12,570,545 SF |
| Acres | 288.580 |
| Year Built | — |
| Legal | ABS 2234 SUR 50 TRAUTWINE A ACR 288.58 (1-D-1) |
| Neighborhood | _RGN220 |
| Land | $10,601,123 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $10,601,123 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $10,601,123 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $10,601,123 |
| Value Limitation Adjustment (−) (homestead cap) | −$10,575,558 |
| Net Appraised (assessed) | $25,565 |
| Taxable Value | $25,565 |
|---|
Appreciation: Market value has risen +159.0% from $4,093,181 (2021) to $10,601,123 (2025), a CAGR of 26.9% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. Over the same span, the median Agricultural parcel countywide rose +96.0%, so this parcel has outpaced the broader agricultural 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 $404. Austin ISD is the largest single contributor, at 58.5% of the total 2025 levy.
Assessment Gap: Assessed value ($25,565) is $10,575,558 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Agricultural. Agricultural valuation may be subject to rollback taxes if land use changes.
Value Composition: Land carries 100% of market value ($10,601,123 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 $10,601,123, this parcel sits in the top quartile (≥75th percentile) of Agricultural property in Travis County — county median $561,432 (P25 $179,824 / P75 $1,355,511, n=7,602). Agricultural here is the broad TCAD category — every agricultural 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 +16.9% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $31,556,504 by 2031, with an estimated annual tax burden around $452,032. 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.
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.
| 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% | $236.53 | $236.53 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $96.08 | $96.08 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $30.17 | $30.17 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $26.43 | $26.43 | Paid |
| E03 Travis County ESD # 03 | 0.0650% | 0.0450% | 0.0400% | 0.0530% | 0.0590% | +0.0060% | $15.08 | $15.08 | Paid |
| Combined Rate | 1.7007% | 1.5572% | 1.4034% | 1.5572% | 1.5815% | +0.0243% | $404.29 | $404.29 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $236.53 | 58.5% |
| TCO Travis County | 0.3758% | $96.08 | 23.8% |
| THD Travis Central Health | 0.1180% | $30.17 | 7.5% |
| ACT Austin Community College | 0.1034% | $26.43 | 6.5% |
| E03 Travis County ESD # 03 | 0.0590% | $15.08 | 3.7% |
| Total | 1.5815% | $404.29 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $14,429,000 | $10,601,123 | +36.1% |
| Assessed Value | $23,698 | $25,565 | -7.3% |
| Land Value | $14,429,000 | $10,601,123 | +36.1% |
| Improvement Value | — | — | — |
| Taxable Value | $23,698 | $25,565 | -7.3% |
| HS Cap Loss | -$14,405,302 | — | |
| Total Tax 2026 = estimate |
~$375
Estimated
|
~$404
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $14,429,000 | $14,429,000 | — | −$14,405,302 | $23,698 | $23,698 | Not yet — post-cert | Preliminary |
| 2025 | $10,601,123 | $10,601,123 | — | −$10,575,558 | $25,565 | $25,565 | ~$404 | Partial |
| 2024 | $10,601,123 | $10,601,123 | — | −$10,580,161 | $20,962 | $20,962 | $326 | Verified |
| 2023 | $7,715,323 | $7,715,323 | — | −$7,694,903 | $20,420 | $20,420 | $287 | Verified |
| 2022 | $7,715,323 | $7,715,323 | — | −$7,696,548 | $18,775 | $18,775 | $292 | Verified |
| 2021 | $4,093,181 | — | — | −$4,076,905 | $16,276 | $16,276 | $277 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +36.1% | -7.3% | 0.2% | Not available | Partial |
| 2025 | +0.0% | +22.0% | 0.2% | Not available | Partial |
| 2024 | +37.4% | +2.7% | 0.2% | No billing data | Verified |
| 2023 | +0.0% | +8.8% | 0.3% | No billing data | Verified |
| 2022 | +88.5% ! | +15.4% | 0.2% | No billing data | Verified |
| 2021 | base year | — | 0.4% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +159.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +36.1% | +32.4% | +16.9% | +88.5% | 2022 | +0.0% | 2023 |
| Assessment Ratio | 0.2% | 0.2% | — | 0.4% | 2021 | 0.2% | 2022 |
| Effective Tax Rate (2025) | 0.0000% | 0.0000% | — | 0.0000% | 2025 | 0.0000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$404 | $317 | ~$350,607 | $404 | 2025 | $277 | 2021 |
Market value changed by 88% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$16,873,562 | ~$16,873,562 | ~1.5517% | ~$261,821 | +16.9% |
| 2028 | ~$19,732,281 | ~$19,732,281 | ~1.5219% | ~$300,298 | +36.8% |
| 2029 | ~$23,075,325 | ~$23,075,325 | ~1.4921% | ~$344,298 | +59.9% |
| 2030 | ~$26,984,747 | ~$26,984,747 | ~1.4623% | ~$394,586 | +87.0% |
| 2031 | ~$31,556,504 | ~$31,556,504 | ~1.4325% | ~$452,032 | +118.7% |
| 2027 | ~$16,584,982 | ~$16,584,982 | ~1.5815% | ~$262,286 | +14.9% |
| 2028 | ~$19,063,110 | ~$19,063,110 | ~1.5815% | ~$301,477 | +32.1% |
| 2029 | ~$21,911,521 | ~$21,911,521 | ~1.5815% | ~$346,524 | +51.9% |
| 2030 | ~$25,185,541 | ~$25,185,541 | ~1.5815% | ~$398,301 | +74.5% |
| 2031 | ~$28,948,766 | ~$28,948,766 | ~1.5815% | ~$457,815 | +100.6% |
| 2027 | ~$17,162,142 | ~$17,162,142 | ~1.5368% | ~$263,742 | +18.9% |
| 2028 | ~$20,412,995 | ~$20,412,995 | ~1.4921% | ~$304,574 | +41.5% |
| 2029 | ~$24,279,625 | ~$24,279,625 | ~1.4474% | ~$351,413 | +68.3% |
| 2030 | ~$28,878,673 | ~$28,878,673 | ~1.4027% | ~$405,067 | +100.1% |
| 2031 | ~$34,348,872 | ~$34,348,872 | ~1.3579% | ~$466,440 | +138.1% |
In 2025, this property's market value of $10,601,123 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 19× the county median of $561,432. Agricultural here is the broad TCAD category — every agricultural 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 | $10,601,123 | $179,824 | $561,432 | $1,355,511 | ↑ Top 25% | +0.0% |
| 2024 | $10,601,123 | $193,498 | $574,650 | $1,361,070 | ↑ Top 25% | +23.7% |
| 2023 | $7,715,323 | $150,007 | $423,072 | $1,000,412 | ↑ Top 25% | +0.0% |
| 2022 | $7,715,323 | $166,375 | $416,994 | $932,726 | ↑ Top 25% | +46.1% |
| 2021 | $4,093,181 | $105,498 | $286,444 | $607,111 | ↑ Top 25% | base yr |
| Source | What it provides | Coverage for this parcel | Confidence |
|---|---|---|---|
| TCAD Certified Appraisal Roll ↗ | Market, assessed, and taxable value; land/improvement split; exemptions | 2025 | Certified |
| Texas Comptroller Annual Jurisdiction Roll (AJR) | Prior-year market and taxable value | 2021–2024 | Verified |
| TCAD Preliminary Export ↗ | First-look 2026 appraisal value, subject to change at certification | 2026 (exported June 9, 2026; certifies July 25, 2026) | Preliminary |
| Travis County Rates History ↗ | Adopted tax rate for each of this parcel's taxing entities | 1990–2025 | Verified |
| TaxCurOpenData | Current-year (2025) tax billing, by taxing entity | 2025 | Partial |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2021, 2022, 2023, 2024 | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |