LIVE OAK TX 78645
| Owner | YOUNGER ROLAND K & ANN |
|---|---|
| Parcel ID | 0174600408 |
| Short ID | 762986 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 348,088 SF |
| Acres | 7.991 |
| Year Built | — |
| Legal | ABS 2535 SUR 501/2 CARLTON J F ACR 7.991 (1-D-1W) |
| Neighborhood | S02WF |
| Land | $1,265,200 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,265,200 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,201,940 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,201,940 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,201,940 |
| Taxable Value | $1,201,940 |
|---|
Appreciation: Market value has risen +106.7% from $581,440 (2021) to $1,201,940 (2025), a CAGR of 19.9% 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 6 taxing entities is 2.1088% in 2025 (+0.0560% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $25,347. Lago Vista ISD is the largest single contributor, at 48.2% of the total 2025 levy.
Asset Class: Agricultural. Agricultural valuation may be subject to rollback taxes if land use changes.
Value Composition: Land carries 105% of market value ($1,265,200 land vs $0 improvements), about $4/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 $1,201,940, 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 +1.3% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $1,350,578 by 2031, with an estimated annual tax burden around $23,735. 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% | $8.33 | $8.33 | Paid |
| CJO City of Jonestown | 0.5188% | 0.4190% | 0.3905% | 0.3925% | 0.3981% | +0.0056% | $3.26 | $3.26 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3.08 | $3.08 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $0.97 | $0.97 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $0.82 | $0.82 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $0.82 | $0.82 | Paid |
| Combined Rate | 2.3900% | 2.1989% | 1.9992% | 2.0528% | 2.1088% | +0.0560% | $17.28 | $17.28 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILV Lago Vista ISD | 1.0169% | $8.33 | 48.2% |
| CJO City of Jonestown | 0.3981% | $3.26 | 18.9% |
| TCO Travis County | 0.3758% | $3.08 | 17.8% |
| THD Travis Central Health | 0.1180% | $0.97 | 5.6% |
| E01 Travis County ESD # 01 | 0.1000% | $0.82 | 4.7% |
| E07 Travis County ESD # 07 | 0.1000% | $0.82 | 4.7% |
| Total | 2.1088% | $17.28 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,265,200 | $1,201,940 | +5.3% |
| Assessed Value | $844 | $1,201,940 | -99.9% |
| Land Value | $1,265,200 | $1,265,200 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $844 | $1,201,940 | -99.9% |
| HS Cap Loss | -$1,264,356 | — | |
| Total Tax 2026 = estimate |
~$18
Estimated
|
~$17
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,265,200 | $1,265,200 | — | −$1,264,356 | $844 | $844 | Not yet — post-cert | Preliminary |
| 2025 | $1,201,940 | $1,265,200 | — | — | $1,201,940 | $1,201,940 | ~$17 | Partial |
| 2024 | $1,080,720 | $1,201,940 | — | −$1,079,967 | $753 | $753 | $15 | Verified |
| 2023 | $1,080,720 | $1,200,800 | — | −$1,079,961 | $759 | $759 | $15 | Verified |
| 2022 | $1,200,800 | $1,200,800 | — | −$1,200,077 | $723 | $723 | $16 | Verified |
| 2021 | $581,440 | — | — | −$580,753 | $687 | $687 | $16 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +5.3% | -99.9% | 0.1% | Not available | Partial |
| 2025 | +11.2% | +159520.2% | ~100% | Not available | Partial |
| 2024 | +0.0% | -0.8% | 0.1% | No billing data | Verified |
| 2023 | -10.0% | +5.0% | 0.1% | No billing data | Verified |
| 2022 | +106.5% ! | +5.2% | 0.1% | No billing data | Verified |
| 2021 | base year | — | 0.1% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +106.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +5.3% | +22.6% | +1.3% | +106.5% | 2022 | -10.0% | 2023 |
| Assessment Ratio | 0.1% | 16.8% | — | 100.0% | 2025 | 0.1% | 2021 |
| 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 |
$17 | $16 | ~$24,953 | $17 | 2025 | $15 | 2023 |
Market value changed by 107% 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 | ~$1,281,833 | ~$1,281,833 | ~2.0385% | ~$26,131 | +1.3% |
| 2028 | ~$1,298,684 | ~$1,298,684 | ~1.9683% | ~$25,562 | +2.6% |
| 2029 | ~$1,315,757 | ~$1,315,757 | ~1.8980% | ~$24,973 | +4.0% |
| 2030 | ~$1,333,054 | ~$1,333,054 | ~1.8277% | ~$24,364 | +5.4% |
| 2031 | ~$1,350,578 | ~$1,350,578 | ~1.7574% | ~$23,735 | +6.7% |
| 2027 | ~$1,256,529 | ~$1,256,529 | ~2.1088% | ~$26,498 | -0.7% |
| 2028 | ~$1,247,917 | ~$1,247,917 | ~2.1088% | ~$26,317 | -1.4% |
| 2029 | ~$1,239,364 | ~$1,239,364 | ~2.1088% | ~$26,136 | -2.0% |
| 2030 | ~$1,230,869 | ~$1,230,869 | ~2.1088% | ~$25,957 | -2.7% |
| 2031 | ~$1,222,433 | ~$1,222,433 | ~2.1088% | ~$25,779 | -3.4% |
| 2027 | ~$1,307,137 | ~$1,307,137 | ~2.0034% | ~$26,187 | +3.3% |
| 2028 | ~$1,350,463 | ~$1,350,463 | ~1.8980% | ~$25,631 | +6.7% |
| 2029 | ~$1,395,226 | ~$1,395,226 | ~1.7925% | ~$25,010 | +10.3% |
| 2030 | ~$1,441,472 | ~$1,441,472 | ~1.6871% | ~$24,319 | +13.9% |
| 2031 | ~$1,489,252 | ~$1,489,252 | ~1.5817% | ~$23,555 | +17.7% |
In 2025, this property's market value of $1,201,940 places it in the 50th–75th percentile for Agricultural properties in Travis County (7602 comparable) — +114% 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 | $1,201,940 | $179,824 | $561,432 | $1,355,511 | ↑ Above median | +0.0% |
| 2024 | $1,080,720 | $193,498 | $574,650 | $1,361,070 | ↑ Above median | +23.7% |
| 2023 | $1,080,720 | $150,007 | $423,072 | $1,000,412 | ↑ Top 25% | +0.0% |
| 2022 | $1,200,800 | $166,375 | $416,994 | $932,726 | ↑ Top 25% | +46.1% |
| 2021 | $581,440 | $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 | — |