HAMILTON POOL RD TX
| Owner | ROUGHLEAF LLC |
|---|---|
| Parcel ID | 0110870501 |
| Short ID | 936009 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 30,819,610 SF |
| Acres | 707.521 |
| Year Built | — |
| Legal | ABS 643 SUR 644 POGUE J & VAR SURS ACR 707.5209 (1-D-1W) |
| Neighborhood | _RGN220 |
| Land | $23,317,600 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $23,317,600 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $17,688,023 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $17,688,023 |
| Value Limitation Adjustment (−) (homestead cap) | −$17,609,969 |
| Net Appraised (assessed) | $78,054 |
| Taxable Value | $78,054 |
|---|
Appreciation: Market value has risen +152.3% from $7,010,598 (2021) to $17,688,023 (2025), a CAGR of 26.0% 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 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 7 taxing entities is 2.7116% in 2025 (+0.0012% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $2,116. Lake Travis ISD is the largest single contributor, at 63.4% of the total 2025 levy.
Assessment Gap: Assessed value ($78,054) is $17,609,969 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 132% of market value ($23,317,600 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 $17,688,023, 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 +14.8% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $59,995,076 by 2031, with an estimated annual tax burden around $1,387,417. 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $803.41 | $803.41 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $293.36 | $293.36 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $92.12 | $92.12 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $69.85 | $69.85 | Paid |
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $7.23 | $7.23 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $0.81 | $0.81 | Paid |
| E03 Travis County ESD # 03 | 0.0650% | 0.0450% | 0.0400% | 0.0530% | 0.0590% | +0.0060% | $0.46 | $0.46 | Paid |
| Combined Rate | 3.0308% | 2.8560% | 2.5606% | 2.7104% | 2.7116% | +0.0012% | $1,267.24 | $1,267.24 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $803.41 | 63.4% |
| TCO Travis County | 0.3758% | $293.36 | 23.1% |
| THD Travis Central Health | 0.1180% | $92.12 | 7.3% |
| E06 Travis County ESD # 06 | 0.0904% | $69.85 | 5.5% |
| IAU Austin ISD | 0.9252% | $7.23 | 0.6% |
| ACT Austin Community College | 0.1034% | $0.81 | 0.1% |
| E03 Travis County ESD # 03 | 0.0590% | $0.46 | 0.0% |
| Total | 2.7116% | $1,267.24 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $30,069,638 | $17,688,023 | +70.0% |
| Assessed Value | $75,867 | $78,054 | -2.8% |
| Land Value | $30,069,638 | $23,317,600 | +29.0% |
| Improvement Value | — | — | — |
| Taxable Value | $75,867 | $78,054 | -2.8% |
| HS Cap Loss | -$29,993,771 | — | |
| Total Tax 2026 = estimate |
~$2,057
Estimated
|
~$1,267
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $30,069,638 | $30,069,638 | — | −$29,993,771 | $75,867 | $75,867 | Not yet — post-cert | Preliminary |
| 2025 | $17,688,023 | $23,317,600 | — | −$17,609,969 | $78,054 | $78,054 | ~$1,267 | Partial |
| 2024 | $17,688,023 | $23,317,600 | — | −$17,609,969 | $78,054 | $78,054 | $1,253 | Verified |
| 2023 | $17,303,672 | $17,303,672 | — | −$17,226,283 | $77,389 | $77,389 | $1,208 | Verified |
| 2022 | $17,303,672 | $17,303,672 | — | −$17,231,972 | $71,700 | $71,700 | $1,229 | Verified |
| 2021 | $7,010,598 | — | — | −$6,944,756 | $65,842 | $65,842 | $1,184 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +70.0% | -2.8% | 0.2% | Not available | Partial |
| 2025 | +0.0% | +0.0% | 0.4% | Not available | Partial |
| 2024 | +2.2% | +0.9% | 0.4% | No billing data | Verified |
| 2023 | +0.0% | +7.9% | 0.4% | No billing data | Verified |
| 2022 | +146.8% ! | +8.9% | 0.4% | No billing data | Verified |
| 2021 | base year | — | 0.9% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +152.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +70.0% | +43.8% | +14.8% | +146.8% | 2022 | +0.0% | 2023 |
| Assessment Ratio | 0.3% | 0.5% | — | 0.9% | 2021 | 0.3% | 2026 |
| Effective Tax Rate (2025) | 0.0100% | 0.0100% | — | 0.0100% | 2025 | 0.0100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,267 | $1,228 | ~$1,136,560 | $1,267 | 2025 | $1,184 | 2021 |
Market value changed by 147% 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 | ~$34,524,364 | ~$34,524,364 | ~2.6318% | ~$908,600 | +14.8% |
| 2028 | ~$39,639,043 | ~$39,639,043 | ~2.5520% | ~$1,011,573 | +31.8% |
| 2029 | ~$45,511,447 | ~$45,511,447 | ~2.4722% | ~$1,125,115 | +51.4% |
| 2030 | ~$52,253,830 | ~$52,253,830 | ~2.3924% | ~$1,250,097 | +73.8% |
| 2031 | ~$59,995,076 | ~$59,995,076 | ~2.3126% | ~$1,387,417 | +99.5% |
| 2027 | ~$33,922,971 | ~$33,922,971 | ~2.7116% | ~$919,844 | +12.8% |
| 2028 | ~$38,270,096 | ~$38,270,096 | ~2.7116% | ~$1,037,719 | +27.3% |
| 2029 | ~$43,174,293 | ~$43,174,293 | ~2.7116% | ~$1,170,700 | +43.6% |
| 2030 | ~$48,706,948 | ~$48,706,948 | ~2.7116% | ~$1,320,722 | +62.0% |
| 2031 | ~$54,948,595 | ~$54,948,595 | ~2.7116% | ~$1,489,968 | +82.7% |
| 2027 | ~$35,125,756 | ~$35,125,756 | ~2.5919% | ~$910,411 | +16.8% |
| 2028 | ~$41,032,046 | ~$41,032,046 | ~2.4722% | ~$1,014,377 | +36.5% |
| 2029 | ~$47,931,459 | ~$47,931,459 | ~2.3525% | ~$1,127,565 | +59.4% |
| 2030 | ~$55,990,989 | ~$55,990,989 | ~2.2327% | ~$1,250,138 | +86.2% |
| 2031 | ~$65,405,703 | ~$65,405,703 | ~2.1130% | ~$1,382,052 | +117.5% |
In 2025, this property's market value of $17,688,023 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 32× 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 | $17,688,023 | $179,824 | $561,432 | $1,355,511 | ↑ Top 25% | +0.0% |
| 2024 | $17,688,023 | $193,498 | $574,650 | $1,361,070 | ↑ Top 25% | +23.7% |
| 2023 | $17,303,672 | $150,007 | $423,072 | $1,000,412 | ↑ Top 25% | +0.0% |
| 2022 | $17,303,672 | $166,375 | $416,994 | $932,726 | ↑ Top 25% | +46.1% |
| 2021 | $7,010,598 | $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 | — |