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CRUMLEY RANCH RD TX 78738

Travis County, TX · Agricultural Appraisal: 2025 Certified Billing: 2025 Partial 2021–24 billing ✓
2025 Certified
Market Value
$887,324
2025 Verified
Taxable Value
$2,080
2025 Verified (100% below market)
Total Tax
~$34
2025 Partial
Effective Tax Rate (2025)
0.0000%
2025 Tax ÷ 2025 Market Value Partial
2026 Preliminary
Market Value
$1,113,475
+25.5% 2025 → 2026 Preliminary
Taxable Value
$1,923
2026 Preliminary (100% below market)
Est. 2026 Total Tax
~$31
2026 Estimated
Est. 2026 Effective Tax Rate
0.0028%
Est. 2026 Tax ÷ 2026 Market Value Estimated
Overview History Projection Position
2026 Property Tax Calendar Today: July 19, 2026
Valuation Date
Jan 1
Notices Mailed
Apr 15
Protest DeadlineYou are here
May 15
6 days to next
Roll Certified
Jul 25
This parcel's 2026 values are still Preliminary as of today.
Rates Adopted
Sep 1
Bills Mailed
Oct 1
Payment Due
Jan 31
Statutory Travis County annual property-tax calendar — Tax Code §23.01 (valuation), §41.44 (protest deadline); see TCAD's Property Tax System ↗ and the Travis County Tax Office's Truth in Taxation Summary ↗ for full citations (also on the Info page). "Notices Mailed" and "Protest Deadline" show the general statutory window — this parcel's own notice-mailed date isn't in Parcelytics' dataset, so it isn't shown as if it were.
Property Info
Owner VAN ACKEREN TIMOTHY L & TERRI S
Parcel ID 0102870222
Short ID 103129
Type Real
Use Code D1 Acreage — Qualified Open-Space Land (1-d-1)
Valuation Productivity
Improvement SF —
Land SF 781,031 SF
Acres 17.930
Year Built —
Legal ABS 2206 SUR 528 BOUNDS W M ACR 17.93 (1-D-1)
Neighborhood _RGN220
View this property on TCAD ↗
Current Values 2025 Certified
Land$887,324
Special Use Land MarketNot Available
Total Land $887,324
Improvement—
Total Improvement —
Market$887,324
Special Use Exclusion (−)Not Available
Appraised$887,324
Value Limitation Adjustment (−) (homestead cap)−$885,244
Net Appraised (assessed) $2,080
Taxable Value $2,080
Build-up from 2025 TCAD certified values. Land and Improvement are shown as single totals — Parcelytics' loaders capture one aggregate value per year, not TCAD's Homesite / Non-Homesite split. Special Use Land Market and Special Use Exclusion (agricultural/productivity valuation) are not in the current dataset.
Satellite View Imagery: Esri
Satellite image not available
We couldn't locate this property on the map — this can happen for parcels whose address our geocoder can't confidently match.
Investor Insight Report

Appreciation: Market value has risen +139.2% from $371,024 (2021) to $887,324 (2025), a CAGR of 24.4% 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 4 taxing entities is 1.6240% in 2025 (+0.0184% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $34. Lake Travis ISD is the largest single contributor, at 64.0% of the total 2025 levy.

Assessment Gap: Assessed value ($2,080) is $885,244 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.

Investment Snapshot — 2025 certified basis
Building (Main)
—
Gross Building
—
Land
781,031 SF
17.930 ac
Value / Bldg SF
—
all-in (incl. land)
Land $/SF
$1
land value only
Land Value Share
100%
Year Built
—
Eff. Tax Rate
0.000%
total tax ÷ market value
Assessment Ratio
0.2%
below typical ~100%
Est. Annual Tax
$34
2025 taxable × rate

Value Composition: Land carries 100% of market value ($887,324 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 $887,324, this parcel sits in the upper-middle (50th–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 +14.8% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $2,224,990 by 2031, with an estimated annual tax burden around $31,257. 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.

Property Tax & County News Travis County · live feed
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Headlines via Google News for “Travis County property tax” / Travis Central Appraisal District. Dates and sources as published; links open the original source in a new tab. Updated hourly.
Post-Acquisition Tax Estimate Estimate · Not a prediction
Property: · 17.930 ac lot
$

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.

Rate Environment
Historical Tax Rates by Entity (Travis County)
Entity 2021 Rate 2022 Rate 2023 Rate 2024 Rate 2025 Rate YoY (2024→25) Amt Due Amt Paid Balance
ILT Lake Travis ISD 1.2301% 1.2121% 1.0741% 1.0656% 1.0397% -0.0259% $21.63 $21.63 Paid
TCO Travis County 0.3574% 0.3182% 0.3047% 0.3444% 0.3758% +0.0314% $7.82 $7.82 Paid
THD Travis Central Health 0.1118% 0.0987% 0.1007% 0.1080% 0.1180% +0.0101% $2.45 $2.45 Paid
E06 Travis County ESD # 06 0.1000% 0.0867% 0.0831% 0.0876% 0.0904% +0.0028% $1.88 $1.88 Paid
Combined Rate 1.7993% 1.7157% 1.5625% 1.6056% 1.6240% +0.0184% $33.78 $33.78 Paid
Rate columns (2021–2025) from Travis County tax rate records. 2025 billing from Travis County Tax Office open data. — = entity not in rate records for that year.
2025 Tax Burden — Entity Split
ILT
64.0% $22
TCO
23.1% $8
THD
7.3% $2
E06
5.6% $2
Total: $34
2025 billing by taxing entity, ranked by share of total. From Travis County Tax Office open data.
2025 Tax by Entity — Rate, Amount & Share
Entity Tax Rate Amount Due Share
ILT Lake Travis ISD 1.0397% $21.63 64.0%
TCO Travis County 0.3758% $7.82 23.1%
THD Travis Central Health 0.1180% $2.45 7.3%
E06 Travis County ESD # 06 0.0904% $1.88 5.6%
Total 1.6240% $33.78 100.0%
Value History 2021–2026
Current & Preliminary Values
2026 Preliminary Preliminary 2025 Certified Certified Change 2025→2026
Market Value $1,113,475 $887,324 +25.5%
Assessed Value $1,923 $2,080 -7.5%
Land Value $1,113,475 $887,324 +25.5%
Improvement Value — — —
Taxable Value $1,923 $2,080 -7.5%
HS Cap Loss -$1,111,552 —
Total Tax 2026 = estimate
~$31
Estimated
~$34
Partial
2026 from June 9, 2026 TCAD preliminary export — subject to change; certified July 25, 2026. No 2026 tax billing until post-certification. Estimated 2026 Total Tax = 2026 preliminary taxable value × 2025 blended entity rates. Actual 2026 tax set after certification and entity budget adoption.
Value History (2021–2026)
Year Market Value Land Value Imprv Value Value Limitation Adj (−) Net Appraised (Assessed) Taxable Value Total Tax Source
2026 Pre $1,113,475 $1,113,475 — −$1,111,552 $1,923 $1,923 Not yet — post-cert Preliminary
2025 $887,324 $887,324 — −$885,244 $2,080 $2,080 ~$34 Partial
2024 $887,324 $887,324 — −$885,346 $1,978 $1,978 $32 Verified
2023 $639,974 $639,974 — −$638,013 $1,961 $1,961 $31 Verified
2022 $639,974 $639,974 — −$638,157 $1,817 $1,817 $31 Verified
2021 $371,024 — — −$369,355 $1,669 $1,669 $30 Verified
Data sources: 2025 — TCAD Certified Appraisal Export (Appraisal: Certified — this describes property value data, not tax billing; see each row's Source column above for billing confidence). 2021–2024 values — Texas Comptroller Annual Jurisdiction Roll (AJR). 2021–2024 tax — sourced directly from Travis County Tax Office billing records (Verified); this is a comprehensive countywide billing load, not a rate-based estimate or portal receipt. See the "2021–24 billing" badge above for this specific parcel's coverage. 2026 — TCAD Preliminary Export, June 9, 2026 (Preliminary — subject to change until July 25, 2026 certification). The totals above are what's Verified for 2021–2024. This page's per-entity billing breakdown (the "2025 Tax by Entity" table) is shown for 2025 only. ! = assessed value exceeds market value in source data — known AJR data quality issue. "Value Limitation Adj" is the same homestead-cap deduction shown in the Current Values panel, computed per year as Market − Assessed. TCAD's own page also shows "Special Use Land Market" and "Special Use Exclusion" — not in Parcelytics' dataset, so they're omitted here rather than shown as $0 (see Current Values panel note).
Value Trend
Market Value vs. Taxable Value gap up to 99.8%
The gap between these two lines is a homestead cap or exemption reducing what's actually taxed below the certified market value -- not a data error. Same market_value / taxable_value figures as the Value History table above.
Year-over-Year Growth & Assessment Metrics
Year MktVal YoY Assessed YoY Asmt Ratio Eff. Tax Rate Coverage
2026 +25.5% -7.5% 0.2% Not available Partial
2025 +0.0% +5.2% 0.2% Not available Partial
2024 +38.6% +0.9% 0.2% No billing data Verified
2023 +0.0% +7.9% 0.3% No billing data Verified
2022 +72.5% +8.9% 0.3% No billing data Verified
2021 base year — 0.4% No billing data Verified
Cumulative market value growth (earliest valid year → 2025): +139.2%
Verified = 2025 data with real billing. Partial = 2021–2024 rows in this table reflect AJR appraisal values; billing fields in this table aren't populated for those years (see the Value & Tax History table above for verified 2021–2024 billing). YoY = year-over-year percent change. Assessment ratio = assessed ÷ market.
Annual Trends Tax billing 2025 only
12 Month Hist. Avg Forecast Avg Peak When Trough When
Market Value Growth +25.5% +27.3% +14.8% +72.5% 2022 +0.0% 2023
Assessment Ratio 0.2% 0.3% — 0.4% 2021 0.2% 2024
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 		$34 $31 ~$25,454 $34 2025 $30 2021
12 Month = most recent available year-over-year figure (2025→2026 preliminary if loaded, else 2024→2025). Hist. Avg = average across available AJR 2021–2026 data. Forecast Avg = average of 5-year projection (estimated, not a recorded value). Peak / Trough = highest / lowest observed in the dataset; "When" = year it occurred.
Risk Indicators
Risk Indicators
✓
No risk indicators flagged

No large value jumps, delinquencies, or data anomalies found for this parcel.

6-Year Projection Estimates Only
5-Year Tax Projection — Scenario Bands ⓘ Estimates Only
Show illustrative scenario:
Year ~Mkt Value ~Assessed ~Rate ~Ann. Tax Value Δ
2027 ~$1,278,822 ~$1,278,822 ~1.5801% ~$20,207 +14.8%
2028 ~$1,468,722 ~$1,468,722 ~1.5363% ~$22,564 +31.9%
2029 ~$1,686,821 ~$1,686,821 ~1.4925% ~$25,176 +51.5%
2030 ~$1,937,308 ~$1,937,308 ~1.4487% ~$28,065 +74.0%
2031 ~$2,224,990 ~$2,224,990 ~1.4048% ~$31,257 +99.8%
These are illustrative scenarios, not statistical confidence ranges. ¹ Based on 2022–2026 preliminary trend, projected forward from 2026. Low: CAGR −2 pp, rates flat. Base: historical CAGR + rate trend (avg YoY change, 2021–2025). High: CAGR +2 pp, rates trend ×1.5. Actual values set by TCAD appraisal and taxing budgets each year.
Formula (per year i = 1–5 years ahead of the baseline year above): Market Value = Base Market × (1 + CAGR)i. Assessed Value = min(Base Assessed × 1.10i, Market Value) if this parcel carries a homestead cap, else = Market Value. Rate = max(0%, Current Combined Rate + Avg. Annual Rate Change × band multiplier × i). Est. Tax = Assessed Value × Rate ÷ 100. Band multiplier: Low = 0 (flat rates), Base = 1.0, High = 1.5. CAGR: Base = observed value CAGR over the baseline window; Low = max(−5%, Base − 2 pp); High = Base + 2 pp.
Submarket Position
Where This Property Stands — Agricultural Benchmark

In 2025, this property's market value of $887,324 places it in the 50th–75th percentile for Agricultural properties in Travis County (7602 comparable) — +58% above 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 $887,324 $179,824 $561,432 $1,355,511 ↑ Above median +0.0%
2024 $887,324 $193,498 $574,650 $1,361,070 ↑ Above median +23.7%
2023 $639,974 $150,007 $423,072 $1,000,412 ↑ Above median +0.0%
2022 $639,974 $166,375 $416,994 $932,726 ↑ Above median +46.1%
2021 $371,024 $105,498 $286,444 $607,111 ↑ Above median base yr
Benchmark figures for the Agricultural group. Bottom 25% / Median / Top 25% = 25th, 50th, 75th percentiles of county market values. Use Code filter runs a live query — count shown reflects actual records for the selected group. 2021–2024 values from the Texas Comptroller Annual Jurisdiction Roll (AJR) — TCAD's own certified data (Appraisal: Verified, unless a specific year's assessed value exceeds market value, in which case that year shows Partial; see the Value & Tax History table above for any flagged years). 2025 from Certified Export (Appraisal: Certified).
Documents & Sources
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 —
Every row above is a real source that fed this specific parcel's page — not a static list. Sources that don't apply to this parcel (e.g. no delinquency on file) are simply omitted rather than shown empty. See the About page for the site-wide summary of these same sources.