BORDER ST TX 78645
| Owner | SIMONS MARGIE LEE CARLTON |
|---|---|
| Parcel ID | 0174600404 |
| Short ID | 543508 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 157,905 SF |
| Acres | 3.625 |
| Year Built | — |
| Legal | ABS 2218 SUR 50 LEVITT R J ACR 3.625 (1-d-1w) |
| Neighborhood | S05AC |
| Land | $345,666 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $345,666 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $345,666 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $345,666 |
| Value Limitation Adjustment (−) (homestead cap) | −$345,294 |
| Net Appraised (assessed) | $372 |
| Taxable Value | $372 |
|---|
Appreciation: Market value has risen +694.6% from $43,500 (2021) to $345,666 (2025), a CAGR of 67.9% 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 $6. Lago Vista ISD is the largest single contributor, at 59.4% of the total 2025 levy.
Assessment Gap: Assessed value ($372) is $345,294 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 ($345,666 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 $345,666, 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 +11.1% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $625,666 by 2031, with an estimated annual tax burden around $9,449. 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% | $3.78 | $3.78 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1.40 | $1.40 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $0.44 | $0.44 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $0.37 | $0.37 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $0.37 | $0.37 | Paid |
| Combined Rate | 1.8712% | 1.7799% | 1.6087% | 1.6603% | 1.7107% | +0.0504% | $6.36 | $6.36 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILV Lago Vista ISD | 1.0169% | $3.78 | 59.4% |
| TCO Travis County | 0.3758% | $1.40 | 22.0% |
| THD Travis Central Health | 0.1180% | $0.44 | 6.9% |
| E01 Travis County ESD # 01 | 0.1000% | $0.37 | 5.8% |
| E07 Travis County ESD # 07 | 0.1000% | $0.37 | 5.8% |
| Total | 1.7107% | $6.36 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $370,430 | $345,666 | +7.2% |
| Assessed Value | $383 | $372 | +3.0% |
| Land Value | $370,430 | $345,666 | +7.2% |
| Improvement Value | — | — | — |
| Taxable Value | $383 | $372 | +3.0% |
| HS Cap Loss | -$370,047 | — | |
| Total Tax 2026 = estimate |
~$7
Estimated
|
~$6
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $370,430 | $370,430 | — | −$370,047 | $383 | $383 | Not yet — post-cert | Preliminary |
| 2025 | $345,666 | $345,666 | — | −$345,294 | $372 | $372 | ~$6 | Partial |
| 2024 | $345,666 | $345,666 | — | −$345,324 | $342 | $342 | $6 | Verified |
| 2023 | $278,060 | $278,060 | — | −$277,716 | $344 | $344 | $6 | Verified |
| 2022 | $243,555 | $243,555 | — | −$243,227 | $328 | $328 | $6 | Verified |
| 2021 | $43,500 | — | — | −$43,188 | $312 | $312 | $6 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +7.2% | +3.0% | 0.1% | Not available | Partial |
| 2025 | +0.0% | +8.8% | 0.1% | Not available | Partial |
| 2024 | +24.3% | -0.6% | 0.1% | No billing data | Verified |
| 2023 | +14.2% | +4.9% | 0.1% | No billing data | Verified |
| 2022 | +459.9% ! | +5.1% | 0.1% | No billing data | Verified |
| 2021 | base year | — | 0.7% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +694.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +7.2% | +101.1% | +11.1% | +459.9% | 2022 | +0.0% | 2025 |
| Assessment Ratio | 0.1% | 0.2% | — | 0.7% | 2021 | 0.1% | 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 |
$6 | $6 | ~$8,115 | $6 | 2025 | $6 | 2023 |
Market value changed by 460% 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 | ~$411,371 | ~$411,371 | ~1.6706% | ~$6,872 | +11.1% |
| 2028 | ~$456,836 | ~$456,836 | ~1.6305% | ~$7,449 | +23.3% |
| 2029 | ~$507,327 | ~$507,327 | ~1.5904% | ~$8,069 | +37.0% |
| 2030 | ~$563,398 | ~$563,398 | ~1.5503% | ~$8,734 | +52.1% |
| 2031 | ~$625,666 | ~$625,666 | ~1.5102% | ~$9,449 | +68.9% |
| 2027 | ~$403,962 | ~$403,962 | ~1.7107% | ~$6,911 | +9.1% |
| 2028 | ~$440,530 | ~$440,530 | ~1.7107% | ~$7,536 | +18.9% |
| 2029 | ~$480,407 | ~$480,407 | ~1.7107% | ~$8,218 | +29.7% |
| 2030 | ~$523,895 | ~$523,895 | ~1.7107% | ~$8,962 | +41.4% |
| 2031 | ~$571,319 | ~$571,319 | ~1.7107% | ~$9,774 | +54.2% |
| 2027 | ~$418,779 | ~$418,779 | ~1.6506% | ~$6,912 | +13.1% |
| 2028 | ~$473,439 | ~$473,439 | ~1.5904% | ~$7,530 | +27.8% |
| 2029 | ~$535,234 | ~$535,234 | ~1.5302% | ~$8,190 | +44.5% |
| 2030 | ~$605,094 | ~$605,094 | ~1.4701% | ~$8,895 | +63.3% |
| 2031 | ~$684,072 | ~$684,072 | ~1.4099% | ~$9,645 | +84.7% |
In 2025, this property's market value of $345,666 places it in the 25th–50th percentile for Agricultural properties in Travis County (7602 comparable) — -38% 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 | $345,666 | $179,824 | $561,432 | $1,355,511 | ↓ Below median | +0.0% |
| 2024 | $345,666 | $193,498 | $574,650 | $1,361,070 | ↓ Below median | +23.7% |
| 2023 | $278,060 | $150,007 | $423,072 | $1,000,412 | ↓ Below median | +0.0% |
| 2022 | $243,555 | $166,375 | $416,994 | $932,726 | ↓ Below median | +46.1% |
| 2021 | $43,500 | $105,498 | $286,444 | $607,111 | ↓ Bottom 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 | — |