CAIN CLEARING PASS TX 78738
| Owner | LAZY NINE MUNICIPAL UTILITY DISTRICT NO 1B |
|---|---|
| Parcel ID | 0125900545 |
| Short ID | 930270 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 345,169 SF |
| Acres | 7.924 |
| Year Built | — |
| Legal | ABS 2679 SUR 86 BARLOW W A & ABS 1025 SUR 527 WILDY S & VAR SURS ACR 7.9232 (1-D-1W) |
| Neighborhood | _RGN250 |
| Land | $711,028 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $711,028 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $711,028 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $711,028 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $711,028 |
| Taxable Value | $711,028 |
|---|
Appreciation: Market value has risen +21.1% from $587,376 (2021) to $711,028 (2025), a CAGR of 4.9% over 4 years. This represents moderate, steady growth. 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 rose +96.0%, so this parcel has lagged the broader agricultural market over the same period.
Asset Class: Agricultural. Agricultural valuation may be subject to rollback taxes if land use changes.
Value Composition: Land carries 100% of market value ($711,028 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 $711,028, 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 +10.8% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $1,794,813 by 2031, with an estimated annual tax burden around $0. 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.
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,072,751 | $711,028 | +50.9% |
| Assessed Value | $1,072,751 | $711,028 | +50.9% |
| Land Value | $1,072,751 | $711,028 | +50.9% |
| Improvement Value | — | — | — |
| Taxable Value | — | — | — |
| Exemptions | — | E | |
| Total Tax | Pending certification | — | |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,072,751 | $1,072,751 | — | — | $1,072,751 | $— | Not yet — post-cert | Preliminary |
| 2025 | $711,028 | $711,028 | — | — | $711,028 | $— | not in county billing file Why? | Partial |
| 2024 | $51,301 | $1,026,024 | — | −$50,554 | $747 | $747 | $471 | Verified |
| 2023 | $710,694 | $710,694 | — | −$709,977 | $717 | $717 | $3,192 | Verified |
| 2022 | $710,694 | $710,694 | — | −$709,977 | $717 | $717 | $3,281 | Verified |
| 2021 | $587,376 | $293,688 | — | −$293,007 | $294,369 | $681 | $2,905 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +50.9% | +50.9% | ~100% | Not available | Partial |
| 2025 | +1286.0% ! | +95084.5% | ~100% | Not available | Partial |
| 2024 | -92.8% ! | +4.2% | 1.5% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | 0.1% | No billing data | Verified |
| 2022 | +21.0% | -99.8% | 0.1% | No billing data | Verified |
| 2021 | base year | — | 50.1% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +21.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +50.9% | +253.0% | +10.8% | +1286.0% | 2025 | -92.8% | 2024 |
| Assessment Ratio | 100.0% | 42.0% | — | 100.0% | 2025 | 0.1% | 2022 |
|
Effective Tax Rate (2025)
⚑ Billing data available for 2025 only |
— | — | — | — | — | — | — |
| Tax Amount | $471 | $2,462 | — | $3,281 | 2022 | $471 | 2024 |
Market value changed by 93% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$1,189,058 | ~$1,189,058 | ~0.0000% | ~$0 | +10.8% |
| 2028 | ~$1,317,975 | ~$1,317,975 | ~0.0000% | ~$0 | +22.9% |
| 2029 | ~$1,460,869 | ~$1,460,869 | ~0.0000% | ~$0 | +36.2% |
| 2030 | ~$1,619,255 | ~$1,619,255 | ~0.0000% | ~$0 | +50.9% |
| 2031 | ~$1,794,813 | ~$1,794,813 | ~0.0000% | ~$0 | +67.3% |
| 2027 | ~$1,167,603 | ~$1,167,603 | ~0.0000% | ~$0 | +8.8% |
| 2028 | ~$1,270,841 | ~$1,270,841 | ~0.0000% | ~$0 | +18.5% |
| 2029 | ~$1,383,208 | ~$1,383,208 | ~0.0000% | ~$0 | +28.9% |
| 2030 | ~$1,505,511 | ~$1,505,511 | ~0.0000% | ~$0 | +40.3% |
| 2031 | ~$1,638,627 | ~$1,638,627 | ~0.0000% | ~$0 | +52.7% |
| 2027 | ~$1,210,513 | ~$1,210,513 | ~0.0000% | ~$0 | +12.8% |
| 2028 | ~$1,365,966 | ~$1,365,966 | ~0.0000% | ~$0 | +27.3% |
| 2029 | ~$1,541,382 | ~$1,541,382 | ~0.0000% | ~$0 | +43.7% |
| 2030 | ~$1,739,326 | ~$1,739,326 | ~0.0000% | ~$0 | +62.1% |
| 2031 | ~$1,962,689 | ~$1,962,689 | ~0.0000% | ~$0 | +83.0% |
In 2025, this property's market value of $711,028 places it in the 50th–75th percentile for Agricultural properties in Travis County (7602 comparable) — +27% 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 | $711,028 | $179,824 | $561,432 | $1,355,511 | ↑ Above median | +0.0% |
| 2024 | $51,301 | $193,498 | $574,650 | $1,361,070 | ↓ Bottom 25% | +23.7% |
| 2023 | $710,694 | $150,007 | $423,072 | $1,000,412 | ↑ Above median | +0.0% |
| 2022 | $710,694 | $166,375 | $416,994 | $932,726 | ↑ Above median | +46.1% |
| 2021 | $587,376 | $105,498 | $286,444 | $607,111 | ↑ Above median | 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 |
| 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 | — |