BORDER ST TX 78645
| Owner | SIMONS MARGIE LEE CARLTON |
|---|---|
| Parcel ID | 0174600407 |
| Short ID | 543512 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 367,734 SF |
| Acres | 8.442 |
| Year Built | — |
| Legal | ABS 2218 SUR 50 LEVITT R J ACR 8.442 (1-d-1w) |
| Neighborhood | S10WF |
| Land | $860,046 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $860,046 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $860,046 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $860,046 |
| Value Limitation Adjustment (−) (homestead cap) | −$859,180 |
| Net Appraised (assessed) | $866 |
| Taxable Value | $866 |
|---|
Appreciation: Market value has risen +466.0% from $151,956 (2021) to $860,046 (2025), a CAGR of 54.2% 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 $15. Lago Vista ISD is the largest single contributor, at 59.4% of the total 2025 levy.
Assessment Gap: Assessed value ($866) is $859,180 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 ($860,046 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 $860,046, 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 +6.8% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $1,104,314 by 2031, with an estimated annual tax burden around $16,677. 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% | $8.81 | $8.81 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3.25 | $3.25 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1.02 | $1.02 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $0.87 | $0.87 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $0.87 | $0.87 | Paid |
| Combined Rate | 1.8712% | 1.7799% | 1.6087% | 1.6603% | 1.7107% | +0.0504% | $14.82 | $14.82 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILV Lago Vista ISD | 1.0169% | $8.81 | 59.4% |
| TCO Travis County | 0.3758% | $3.25 | 21.9% |
| THD Travis Central Health | 0.1180% | $1.02 | 6.9% |
| E01 Travis County ESD # 01 | 0.1000% | $0.87 | 5.9% |
| E07 Travis County ESD # 07 | 0.1000% | $0.87 | 5.9% |
| Total | 1.7107% | $14.82 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $795,110 | $860,046 | -7.6% |
| Assessed Value | $892 | $866 | +3.0% |
| Land Value | $795,110 | $860,046 | -7.6% |
| Improvement Value | — | — | — |
| Taxable Value | $892 | $866 | +3.0% |
| HS Cap Loss | -$794,218 | — | |
| Total Tax 2026 = estimate |
~$15
Estimated
|
~$15
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $795,110 | $795,110 | — | −$794,218 | $892 | $892 | Not yet — post-cert | Preliminary |
| 2025 | $860,046 | $860,046 | — | −$859,180 | $866 | $866 | ~$15 | Partial |
| 2024 | $860,046 | $860,046 | — | −$859,250 | $796 | $796 | $13 | Verified |
| 2023 | $774,874 | $774,874 | — | −$774,072 | $802 | $802 | $13 | Verified |
| 2022 | $611,357 | $611,357 | — | −$610,593 | $764 | $764 | $14 | Verified |
| 2021 | $151,956 | — | — | −$151,230 | $726 | $726 | $14 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -7.6% | +3.0% | 0.1% | Not available | Partial |
| 2025 | +0.0% | +8.8% | 0.1% | Not available | Partial |
| 2024 | +11.0% | -0.7% | 0.1% | No billing data | Verified |
| 2023 | +26.7% | +5.0% | 0.1% | No billing data | Verified |
| 2022 | +302.3% ! | +5.2% | 0.1% | No billing data | Verified |
| 2021 | base year | — | 0.5% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +466.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -7.6% | +66.5% | +6.8% | +302.3% | 2022 | -7.6% | 2026 |
| Assessment Ratio | 0.1% | 0.2% | — | 0.5% | 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 |
$15 | $14 | ~$15,416 | $15 | 2025 | $13 | 2023 |
Market value changed by 302% 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 | ~$849,103 | ~$849,103 | ~1.6706% | ~$14,185 | +6.8% |
| 2028 | ~$906,762 | ~$906,762 | ~1.6305% | ~$14,785 | +14.0% |
| 2029 | ~$968,337 | ~$968,337 | ~1.5904% | ~$15,400 | +21.8% |
| 2030 | ~$1,034,093 | ~$1,034,093 | ~1.5503% | ~$16,031 | +30.1% |
| 2031 | ~$1,104,314 | ~$1,104,314 | ~1.5102% | ~$16,677 | +38.9% |
| 2027 | ~$833,201 | ~$833,201 | ~1.7107% | ~$14,254 | +4.8% |
| 2028 | ~$873,116 | ~$873,116 | ~1.7107% | ~$14,937 | +9.8% |
| 2029 | ~$914,944 | ~$914,944 | ~1.7107% | ~$15,652 | +15.1% |
| 2030 | ~$958,775 | ~$958,775 | ~1.7107% | ~$16,402 | +20.6% |
| 2031 | ~$1,004,706 | ~$1,004,706 | ~1.7107% | ~$17,188 | +26.4% |
| 2027 | ~$865,005 | ~$865,005 | ~1.6506% | ~$14,278 | +8.8% |
| 2028 | ~$941,044 | ~$941,044 | ~1.5904% | ~$14,966 | +18.4% |
| 2029 | ~$1,023,768 | ~$1,023,768 | ~1.5302% | ~$15,666 | +28.8% |
| 2030 | ~$1,113,763 | ~$1,113,763 | ~1.4701% | ~$16,373 | +40.1% |
| 2031 | ~$1,211,670 | ~$1,211,670 | ~1.4099% | ~$17,083 | +52.4% |
In 2025, this property's market value of $860,046 places it in the 50th–75th percentile for Agricultural properties in Travis County (7602 comparable) — +53% 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 | $860,046 | $179,824 | $561,432 | $1,355,511 | ↑ Above median | +0.0% |
| 2024 | $860,046 | $193,498 | $574,650 | $1,361,070 | ↑ Above median | +23.7% |
| 2023 | $774,874 | $150,007 | $423,072 | $1,000,412 | ↑ Above median | +0.0% |
| 2022 | $611,357 | $166,375 | $416,994 | $932,726 | ↑ Above median | +46.1% |
| 2021 | $151,956 | $105,498 | $286,444 | $607,111 | ↓ Below 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 | — |