6321 MARSHALL RANCH RD 78746
| Owner | LOST CREEK MARSHALL DEVELOPMENT INC |
|---|---|
| Parcel ID | 0113230325 |
| Short ID | 978817 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 21,078 SF |
| Acres | 0.484 |
| Year Built | — |
| Legal | MARSHALL RANCH SUBD BLK A LOT 19 (1-D-1W) |
| Neighborhood | N15000 |
| Land | $158,998 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $158,998 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $158,998 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $158,998 |
| Value Limitation Adjustment (−) (homestead cap) | −$158,948 |
| Net Appraised (assessed) | $50 |
| Taxable Value | $50 |
|---|
Appreciation: Market value has risen +1.8% from $156,250 (2024) to $158,998 (2025), a CAGR of 1.8% over 1 year. Growth has been relatively flat for this asset class. 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 fell -2.3%, so this parcel has outpaced the broader agricultural market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.9535% in 2025 (+0.0367% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1. Eanes ISD is the largest single contributor, at 42.6% of the total 2025 levy.
Assessment Gap: Assessed value ($50) is $158,948 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 ($158,998 land vs $0 improvements), about $8/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 $158,998, this parcel sits in the bottom quartile (<25th 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 +91.2% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $14,608,213 by 2031, with an estimated annual tax burden around $244,778. 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 |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $1,323.18 | $1,323.18 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $833.18 | $833.18 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $597.59 | $597.59 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $187.65 | $187.65 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $164.40 | $164.40 | Paid |
| Combined Rate | 2.1758% | 1.9829% | 1.8377% | 1.9168% | 1.9535% | +0.0367% | $3,106.00 | $3,106.00 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IEA Eanes ISD | 0.8322% | $1,323.18 | 42.6% |
| CAT City of Austin | 0.5240% | $833.18 | 26.8% |
| TCO Travis County | 0.3758% | $597.59 | 19.2% |
| THD Travis Central Health | 0.1180% | $187.65 | 6.0% |
| ACT Austin Community College | 0.1034% | $164.40 | 5.3% |
| Total | 1.9535% | $3,106.00 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $571,346 | $158,998 | +259.3% |
| Assessed Value | $571,346 | $50 | +1142592.0% |
| Land Value | $714,182 | $158,998 | +349.2% |
| Improvement Value | — | — | — |
| Taxable Value | $571,346 | $50 | +1142592.0% |
| Total Tax 2026 = estimate |
~$11,161
Estimated
|
~$3,106
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $571,346 | $714,182 | — | — | $571,346 | $571,346 | Not yet — post-cert | Preliminary |
| 2025 | $158,998 | $158,998 | — | −$158,948 | $50 | $50 | ~$3,106 | Partial |
| 2024 | $156,250 | $156,250 | — | −$156,204 | $46 | $46 | $2,836 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +259.3% ! | +1142592.0% | ~100% | Not available | Partial |
| 2025 | +1.8% | +8.7% | 0.0% | Not available | Partial |
| 2024 | base year | — | 0.0% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +259.3% | +130.6% | +91.2% | +259.3% | 2026 | +1.8% | 2025 |
| Assessment Ratio | 100.0% | 33.3% | — | 100.0% | 2026 | 0.0% | 2024 |
| Effective Tax Rate (2025) | 1.9500% | 1.9500% | — | 1.9500% | 2025 | 1.9500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$3,106 | $2,971 | ~$101,527 | $3,106 | 2025 | $2,836 | 2024 |
Market value changed by 259% in 2026, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$1,092,544 | ~$1,092,544 | ~1.8979% | ~$20,736 | +91.2% |
| 2028 | ~$2,089,192 | ~$2,089,192 | ~1.8423% | ~$38,490 | +265.7% |
| 2029 | ~$3,995,011 | ~$3,995,011 | ~1.7868% | ~$71,381 | +599.2% |
| 2030 | ~$7,639,370 | ~$7,639,370 | ~1.7312% | ~$132,252 | +1237.1% |
| 2031 | ~$14,608,213 | ~$14,608,213 | ~1.6756% | ~$244,778 | +2456.8% |
| 2027 | ~$1,081,117 | ~$1,081,117 | ~1.9535% | ~$21,119 | +89.2% |
| 2028 | ~$2,045,719 | ~$2,045,719 | ~1.9535% | ~$39,963 | +258.1% |
| 2029 | ~$3,870,966 | ~$3,870,966 | ~1.9535% | ~$75,619 | +577.5% |
| 2030 | ~$7,324,748 | ~$7,324,748 | ~1.9535% | ~$143,088 | +1182.0% |
| 2031 | ~$13,860,090 | ~$13,860,090 | ~1.9535% | ~$270,755 | +2325.9% |
| 2027 | ~$1,103,971 | ~$1,103,971 | ~1.8701% | ~$20,646 | +93.2% |
| 2028 | ~$2,133,122 | ~$2,133,122 | ~1.7868% | ~$38,114 | +273.4% |
| 2029 | ~$4,121,678 | ~$4,121,678 | ~1.7034% | ~$70,209 | +621.4% |
| 2030 | ~$7,964,020 | ~$7,964,020 | ~1.6200% | ~$129,021 | +1293.9% |
| 2031 | ~$15,388,298 | ~$15,388,298 | ~1.5367% | ~$236,469 | +2593.3% |
In 2025, this property's market value of $158,998 places it in the bottom 25% for Agricultural properties in Travis County (7602 comparable) — -72% below 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 | $158,998 | $179,824 | $561,432 | $1,355,511 | ↓ Bottom 25% | +0.0% |
| 2024 | $156,250 | $193,498 | $574,650 | $1,361,070 | ↓ Bottom 25% | +23.7% |
| 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 | 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 | 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 | — |