HAMILTON POOL RD TX
| Owner | ROUGHLEAF LLC |
|---|---|
| Parcel ID | 0110870502 |
| Short ID | 936011 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 32,100,640 SF |
| Acres | 736.929 |
| Year Built | — |
| Legal | ABS 643 SUR 644 POGUE J & VAR SURS ACR 736.9293 (1-D-1W) |
| Neighborhood | _RGN220 |
| Land | $24,249,591 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $24,249,591 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $18,423,233 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $18,423,233 |
| Value Limitation Adjustment (−) (homestead cap) | −$18,341,935 |
| Net Appraised (assessed) | $81,298 |
| Taxable Value | $81,298 |
|---|
Appreciation: Market value has risen +152.3% from $7,301,996 (2021) to $18,423,233 (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 4 taxing entities is 1.6240% in 2025 (+0.0184% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,320. Lake Travis ISD is the largest single contributor, at 64.0% of the total 2025 levy.
Assessment Gap: Assessed value ($81,298) is $18,341,935 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 ($24,249,591 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 $18,423,233, 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 +14.9% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $62,650,458 by 2031, with an estimated annual tax burden around $880,131. 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% | $845.26 | $845.26 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $305.55 | $305.55 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $95.95 | $95.95 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $73.49 | $73.49 | Paid |
| Combined Rate | 1.7993% | 1.7157% | 1.5625% | 1.6056% | 1.6240% | +0.0184% | $1,320.25 | $1,320.25 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $845.26 | 64.0% |
| TCO Travis County | 0.3758% | $305.55 | 23.1% |
| THD Travis Central Health | 0.1180% | $95.95 | 7.3% |
| E06 Travis County ESD # 06 | 0.0904% | $73.49 | 5.6% |
| Total | 1.6240% | $1,320.25 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $31,319,495 | $18,423,233 | +70.0% |
| Assessed Value | $79,021 | $81,298 | -2.8% |
| Land Value | $31,319,495 | $24,249,591 | +29.2% |
| Improvement Value | — | — | — |
| Taxable Value | $79,021 | $81,298 | -2.8% |
| HS Cap Loss | -$31,240,474 | — | |
| Total Tax 2026 = estimate |
~$1,283
Estimated
|
~$1,320
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $31,319,495 | $31,319,495 | — | −$31,240,474 | $79,021 | $79,021 | Not yet — post-cert | Preliminary |
| 2025 | $18,423,233 | $24,249,591 | — | −$18,341,935 | $81,298 | $81,298 | ~$1,320 | Partial |
| 2024 | $18,423,233 | $24,249,591 | — | −$18,341,935 | $81,298 | $81,298 | $1,305 | Verified |
| 2023 | $17,985,692 | $17,985,692 | — | −$17,905,087 | $80,605 | $80,605 | $1,259 | Verified |
| 2022 | $17,985,692 | $17,985,692 | — | −$17,911,012 | $74,680 | $74,680 | $1,281 | Verified |
| 2021 | $7,301,996 | — | — | −$7,233,417 | $68,579 | $68,579 | $1,234 | 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 | +2.4% | +0.9% | 0.4% | No billing data | Verified |
| 2023 | +0.0% | +7.9% | 0.4% | No billing data | Verified |
| 2022 | +146.3% ! | +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% | +43.7% | +14.9% | +146.3% | 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 |
$1,320 | $1,280 | ~$716,447 | $1,320 | 2025 | $1,234 | 2021 |
Market value changed by 146% 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 | ~$35,977,970 | ~$35,977,970 | ~1.5801% | ~$568,502 | +14.9% |
| 2028 | ~$41,329,348 | ~$41,329,348 | ~1.5363% | ~$634,947 | +32.0% |
| 2029 | ~$47,476,692 | ~$47,476,692 | ~1.4925% | ~$708,582 | +51.6% |
| 2030 | ~$54,538,395 | ~$54,538,395 | ~1.4487% | ~$790,073 | +74.1% |
| 2031 | ~$62,650,458 | ~$62,650,458 | ~1.4048% | ~$880,131 | +100.0% |
| 2027 | ~$35,351,580 | ~$35,351,580 | ~1.6240% | ~$574,098 | +12.9% |
| 2028 | ~$39,902,757 | ~$39,902,757 | ~1.6240% | ~$648,008 | +27.4% |
| 2029 | ~$45,039,854 | ~$45,039,854 | ~1.6240% | ~$731,432 | +43.8% |
| 2030 | ~$50,838,303 | ~$50,838,303 | ~1.6240% | ~$825,597 | +62.3% |
| 2031 | ~$57,383,248 | ~$57,383,248 | ~1.6240% | ~$931,885 | +83.2% |
| 2027 | ~$36,604,360 | ~$36,604,360 | ~1.5582% | ~$570,378 | +16.9% |
| 2028 | ~$42,780,994 | ~$42,780,994 | ~1.4925% | ~$638,499 | +36.6% |
| 2029 | ~$49,999,877 | ~$49,999,877 | ~1.4267% | ~$713,369 | +59.6% |
| 2030 | ~$58,436,877 | ~$58,436,877 | ~1.3610% | ~$795,325 | +86.6% |
| 2031 | ~$68,297,539 | ~$68,297,539 | ~1.2953% | ~$884,629 | +118.1% |
In 2025, this property's market value of $18,423,233 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 33× 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 | $18,423,233 | $179,824 | $561,432 | $1,355,511 | ↑ Top 25% | +0.0% |
| 2024 | $18,423,233 | $193,498 | $574,650 | $1,361,070 | ↑ Top 25% | +23.7% |
| 2023 | $17,985,692 | $150,007 | $423,072 | $1,000,412 | ↑ Top 25% | +0.0% |
| 2022 | $17,985,692 | $166,375 | $416,994 | $932,726 | ↑ Top 25% | +46.1% |
| 2021 | $7,301,996 | $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 | — |