SILVERTREE DR 78738
| Owner | CCNG REAL ESTATE INVESTORS II LP |
|---|---|
| Parcel ID | 0119680204 |
| Short ID | 981084 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 130,506 SF |
| Acres | 2.996 |
| Year Built | — |
| Legal | VILLAGE AT SPANISH OAKS (RSB LTS 1&2 BLK A SPANISH OAKS SEC V) BLK B LOT 1 (1-D-1W) |
| Neighborhood | P6000 |
| Land | $280,253 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $280,253 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $280,253 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $280,253 |
| Value Limitation Adjustment (−) (homestead cap) | −$279,946 |
| Net Appraised (assessed) | $307 |
| Taxable Value | $307 |
|---|
Appreciation: Market value has fallen -29.9% from $400,000 (2024) to $280,253 (2025), a CAGR of -29.9% over 1 year. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2024→2025), 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 lagged the broader agricultural market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 2.1190% in 2025 (+0.0184% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $7. West Travis County MUD # 8 is the largest single contributor, at 99.6% of the total 2025 levy.
Assessment Gap: Assessed value ($307) is $279,946 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 ($280,253 land vs $0 improvements), about $2/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 $280,253, this parcel sits in the lower-middle (25th–50th 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 -15.8% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $120,144 by 2031, with an estimated annual tax burden around $2,238. 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 |
|---|---|---|---|---|---|---|---|---|---|
| U6J West Travis County MUD # 8 | 0.5044% | 0.4834% | 0.4750% | 0.4750% | 0.4750% | +0.0000% | $1,331.20 | $1,331.20 | Paid |
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $3.19 | $3.19 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1.15 | $1.15 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $0.36 | $0.36 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $0.28 | $0.28 | Paid |
| VBC City of Bee Cave | 0.0200% | 0.0200% | 0.0200% | 0.0200% | 0.0200% | +0.0000% | $0.06 | $0.06 | Paid |
| Combined Rate | 2.3237% | 2.2191% | 2.0575% | 2.1006% | 2.1190% | +0.0184% | $1,336.24 | $1,336.24 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| U6J West Travis County MUD # 8 | 0.4750% | $1,331.20 | 99.6% |
| ILT Lake Travis ISD | 1.0397% | $3.19 | 0.2% |
| TCO Travis County | 0.3758% | $1.15 | 0.1% |
| THD Travis Central Health | 0.1180% | $0.36 | 0.0% |
| E06 Travis County ESD # 06 | 0.0904% | $0.28 | 0.0% |
| VBC City of Bee Cave | 0.0200% | $0.06 | 0.0% |
| Total | 2.1190% | $1,336.24 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $283,671 | $280,253 | +1.2% |
| Assessed Value | $283,671 | $307 | +92301.0% |
| Land Value | $283,671 | $280,253 | +1.2% |
| Improvement Value | — | — | — |
| Taxable Value | $283,671 | $307 | +92301.0% |
| Total Tax 2026 = estimate |
~$6,011
Estimated
|
~$1,336
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $283,671 | $283,671 | — | — | $283,671 | $283,671 | Not yet — post-cert | Preliminary |
| 2025 | $280,253 | $280,253 | — | −$279,946 | $307 | $307 | ~$1,336 | Partial |
| 2024 | $400,000 | $400,000 | — | −$199,718 | $200,282 | $200,282 | $4,207 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.2% | +92301.0% | ~100% | Not available | Partial |
| 2025 | -29.9% | -99.8% | 0.1% | Not available | Partial |
| 2024 | base year | — | 50.1% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): -29.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.2% | -14.3% | -15.8% | +1.2% | 2026 | -29.9% | 2025 |
| Assessment Ratio | 100.0% | 50.1% | — | 100.0% | 2026 | 0.1% | 2025 |
| Effective Tax Rate (2025) | 0.4800% | 0.4800% | — | 0.4800% | 2025 | 0.4800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,336 | $2,772 | ~$3,459 | $4,207 | 2024 | $1,336 | 2025 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$238,887 | ~$238,887 | ~2.0678% | ~$4,940 | -15.8% |
| 2028 | ~$201,173 | ~$201,173 | ~2.0166% | ~$4,057 | -29.1% |
| 2029 | ~$169,413 | ~$169,413 | ~1.9654% | ~$3,330 | -40.3% |
| 2030 | ~$142,667 | ~$142,667 | ~1.9143% | ~$2,731 | -49.7% |
| 2031 | ~$120,144 | ~$120,144 | ~1.8631% | ~$2,238 | -57.6% |
| 2027 | ~$269,487 | ~$269,487 | ~2.1190% | ~$5,710 | -5.0% |
| 2028 | ~$256,013 | ~$256,013 | ~2.1190% | ~$5,425 | -9.8% |
| 2029 | ~$243,212 | ~$243,212 | ~2.1190% | ~$5,154 | -14.3% |
| 2030 | ~$231,052 | ~$231,052 | ~2.1190% | ~$4,896 | -18.5% |
| 2031 | ~$219,499 | ~$219,499 | ~2.1190% | ~$4,651 | -22.6% |
| 2027 | ~$244,560 | ~$244,560 | ~2.0422% | ~$4,994 | -13.8% |
| 2028 | ~$210,842 | ~$210,842 | ~1.9654% | ~$4,144 | -25.7% |
| 2029 | ~$181,773 | ~$181,773 | ~1.8887% | ~$3,433 | -35.9% |
| 2030 | ~$156,711 | ~$156,711 | ~1.8119% | ~$2,839 | -44.8% |
| 2031 | ~$135,105 | ~$135,105 | ~1.7351% | ~$2,344 | -52.4% |
In 2025, this property's market value of $280,253 places it in the 25th–50th percentile for Agricultural properties in Travis County (7602 comparable) — -50% 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 | $280,253 | $179,824 | $561,432 | $1,355,511 | ↓ Below median | +0.0% |
| 2024 | $400,000 | $193,498 | $574,650 | $1,361,070 | ↓ Below median | +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 | — |