BOGGY FORD RD TX 78645
| Owner | MEEK JOHN W & ANNA M |
|---|---|
| Parcel ID | 0168800955 |
| Short ID | 475626 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 1,119,100 SF |
| Acres | 25.691 |
| Year Built | — |
| Legal | ABS 189 SUR 98 CAMPBELL M F ACR 25.691 (1-d-1w) |
| Neighborhood | S02AC |
| Land | $1,123,752 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,123,752 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,123,752 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,123,752 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,120,772 |
| Net Appraised (assessed) | $2,980 |
| Taxable Value | $2,980 |
|---|
Appreciation: Market value has risen +104.9% from $548,326 (2021) to $1,123,752 (2025), a CAGR of 19.6% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2022), 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 5 taxing entities is 1.7107% in 2025 (+0.0504% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $51. Lago Vista ISD is the largest single contributor, at 59.4% of the total 2025 levy.
Assessment Gap: Assessed value ($2,980) is $1,120,772 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 ($1,123,752 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 $1,123,752, 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 -5.0% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $664,643 by 2031, with an estimated annual tax burden around $10,037. 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILV Lago Vista ISD | 1.2020% | 1.1846% | 1.0192% | 1.0169% | 1.0169% | +0.0000% | $30.30 | $30.30 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $11.20 | $11.20 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3.52 | $3.52 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $2.98 | $2.98 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $2.98 | $2.98 | Paid |
| Combined Rate | 1.8712% | 1.7799% | 1.6087% | 1.6603% | 1.7107% | +0.0504% | $50.98 | $50.98 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILV Lago Vista ISD | 1.0169% | $30.30 | 59.4% |
| TCO Travis County | 0.3758% | $11.20 | 22.0% |
| THD Travis Central Health | 0.1180% | $3.52 | 6.9% |
| E01 Travis County ESD # 01 | 0.1000% | $2.98 | 5.8% |
| E07 Travis County ESD # 07 | 0.1000% | $2.98 | 5.8% |
| Total | 1.7107% | $50.98 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $859,292 | $1,123,752 | -23.5% |
| Assessed Value | $2,755 | $2,980 | -7.6% |
| Land Value | $859,292 | $1,123,752 | -23.5% |
| Improvement Value | — | — | — |
| Taxable Value | $2,755 | $2,980 | -7.6% |
| HS Cap Loss | -$856,537 | — | |
| Total Tax 2026 = estimate |
~$47
Estimated
|
~$51
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $859,292 | $859,292 | — | −$856,537 | $2,755 | $2,755 | Not yet — post-cert | Preliminary |
| 2025 | $1,123,752 | $1,123,752 | — | −$1,120,772 | $2,980 | $2,980 | ~$51 | Partial |
| 2024 | $1,123,752 | $1,123,752 | — | −$1,120,918 | $2,834 | $2,834 | $47 | Verified |
| 2023 | $776,667 | $866,842 | — | −$774,063 | $2,604 | $2,604 | $45 | Verified |
| 2022 | $1,055,316 | $1,055,316 | — | −$1,052,712 | $2,604 | $2,604 | $46 | Verified |
| 2021 | $548,326 | — | — | −$545,935 | $2,391 | $2,391 | $45 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -23.5% | -7.6% | 0.3% | Not available | Partial |
| 2025 | +0.0% | +5.2% | 0.3% | Not available | Partial |
| 2024 | +44.7% | +8.8% | 0.2% | No billing data | Verified |
| 2023 | -26.4% | +0.0% | 0.3% | No billing data | Verified |
| 2022 | +92.5% ! | +8.9% | 0.2% | No billing data | Verified |
| 2021 | base year | — | 0.4% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +104.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -23.5% | +17.5% | -5.0% | +92.5% | 2022 | -26.4% | 2023 |
| Assessment Ratio | 0.3% | 0.3% | — | 0.4% | 2021 | 0.2% | 2022 |
| Effective Tax Rate (2025) | 0.0000% | 0.0000% | — | 0.0000% | 2025 | 0.0000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$51 | $47 | ~$11,776 | $51 | 2025 | $45 | 2021 |
Market value changed by 92% 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 | ~$816,263 | ~$816,263 | ~1.6706% | ~$13,637 | -5.0% |
| 2028 | ~$775,389 | ~$775,389 | ~1.6305% | ~$12,643 | -9.8% |
| 2029 | ~$736,562 | ~$736,562 | ~1.5904% | ~$11,714 | -14.3% |
| 2030 | ~$699,679 | ~$699,679 | ~1.5503% | ~$10,847 | -18.6% |
| 2031 | ~$664,643 | ~$664,643 | ~1.5102% | ~$10,037 | -22.7% |
| 2027 | ~$816,327 | ~$816,327 | ~1.7107% | ~$13,965 | -5.0% |
| 2028 | ~$775,511 | ~$775,511 | ~1.7107% | ~$13,267 | -9.8% |
| 2029 | ~$736,735 | ~$736,735 | ~1.7107% | ~$12,604 | -14.3% |
| 2030 | ~$699,899 | ~$699,899 | ~1.7107% | ~$11,973 | -18.5% |
| 2031 | ~$664,904 | ~$664,904 | ~1.7107% | ~$11,375 | -22.6% |
| 2027 | ~$833,449 | ~$833,449 | ~1.6506% | ~$13,757 | -3.0% |
| 2028 | ~$808,384 | ~$808,384 | ~1.5904% | ~$12,857 | -5.9% |
| 2029 | ~$784,072 | ~$784,072 | ~1.5302% | ~$11,998 | -8.8% |
| 2030 | ~$760,491 | ~$760,491 | ~1.4701% | ~$11,180 | -11.5% |
| 2031 | ~$737,620 | ~$737,620 | ~1.4099% | ~$10,400 | -14.2% |
In 2025, this property's market value of $1,123,752 places it in the 50th–75th percentile for Agricultural properties in Travis County (7602 comparable) — +100% 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 | $1,123,752 | $179,824 | $561,432 | $1,355,511 | ↑ Above median | +0.0% |
| 2024 | $1,123,752 | $193,498 | $574,650 | $1,361,070 | ↑ Above median | +23.7% |
| 2023 | $776,667 | $150,007 | $423,072 | $1,000,412 | ↑ Above median | +0.0% |
| 2022 | $1,055,316 | $166,375 | $416,994 | $932,726 | ↑ Top 25% | +46.1% |
| 2021 | $548,326 | $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 |
| 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 | — |