REED PARK RD TX 78745
| Owner | GARNER RAYMOND L |
|---|---|
| Parcel ID | 0175670193 |
| Short ID | 543536 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 1,481,171 SF |
| Acres | 34.003 |
| Year Built | — |
| Legal | ABS 248 SUR 103 D & W R R CO ACR 34.003 (1-d-1w) |
| Neighborhood | S02AC |
| Land | $1,578,683 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,578,683 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,578,683 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,578,683 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,575,197 |
| Net Appraised (assessed) | $3,486 |
| Taxable Value | $3,486 |
|---|
Appreciation: Market value has risen +100.2% from $788,433 (2021) to $1,578,683 (2025), a CAGR of 19.0% 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 $60. Lago Vista ISD is the largest single contributor, at 59.4% of the total 2025 levy.
Assessment Gap: Assessed value ($3,486) is $1,575,197 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 ($1,578,683 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 $1,578,683, this parcel sits in the top quartile (≥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 -8.7% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $642,554 by 2031, with an estimated annual tax burden around $9,704. 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% | $35.45 | $35.45 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $13.10 | $13.10 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4.11 | $4.11 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $3.49 | $3.49 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $3.48 | $3.48 | Paid |
| Combined Rate | 1.8712% | 1.7799% | 1.6087% | 1.6603% | 1.7107% | +0.0504% | $59.63 | $59.63 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILV Lago Vista ISD | 1.0169% | $35.45 | 59.4% |
| TCO Travis County | 0.3758% | $13.10 | 22.0% |
| THD Travis Central Health | 0.1180% | $4.11 | 6.9% |
| E01 Travis County ESD # 01 | 0.1000% | $3.49 | 5.9% |
| E07 Travis County ESD # 07 | 0.1000% | $3.48 | 5.8% |
| Total | 1.7107% | $59.63 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,013,255 | $1,578,683 | -35.8% |
| Assessed Value | $3,592 | $3,486 | +3.0% |
| Land Value | $1,013,255 | $1,578,683 | -35.8% |
| Improvement Value | — | — | — |
| Taxable Value | $3,592 | $3,486 | +3.0% |
| HS Cap Loss | -$1,009,663 | — | |
| Total Tax 2026 = estimate |
~$61
Estimated
|
~$60
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,013,255 | $1,013,255 | — | −$1,009,663 | $3,592 | $3,592 | Not yet — post-cert | Preliminary |
| 2025 | $1,578,683 | $1,578,683 | — | −$1,575,197 | $3,486 | $3,486 | ~$60 | Partial |
| 2024 | $1,578,683 | $1,578,683 | — | −$1,575,478 | $3,205 | $3,205 | $53 | Verified |
| 2023 | $1,225,451 | $1,225,451 | — | −$1,222,221 | $3,230 | $3,230 | $52 | Verified |
| 2022 | $1,458,701 | $1,458,701 | — | −$1,455,624 | $3,077 | $3,077 | $55 | Verified |
| 2021 | $788,433 | — | — | −$785,510 | $2,923 | $2,923 | $55 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -35.8% | +3.0% | 0.4% | Not available | Partial |
| 2025 | +0.0% | +8.8% | 0.2% | Not available | Partial |
| 2024 | +28.8% | -0.8% | 0.2% | No billing data | Verified |
| 2023 | -16.0% | +5.0% | 0.3% | No billing data | Verified |
| 2022 | +85.0% ! | +5.3% | 0.2% | No billing data | Verified |
| 2021 | base year | — | 0.4% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +100.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -35.8% | +12.4% | -8.7% | +85.0% | 2022 | -35.8% | 2026 |
| Assessment Ratio | 0.4% | 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 |
$60 | $55 | ~$12,420 | $60 | 2025 | $52 | 2023 |
Market value changed by 85% 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 | ~$925,032 | ~$925,032 | ~1.6706% | ~$15,454 | -8.7% |
| 2028 | ~$844,491 | ~$844,491 | ~1.6305% | ~$13,770 | -16.7% |
| 2029 | ~$770,962 | ~$770,962 | ~1.5904% | ~$12,261 | -23.9% |
| 2030 | ~$703,836 | ~$703,836 | ~1.5503% | ~$10,912 | -30.5% |
| 2031 | ~$642,554 | ~$642,554 | ~1.5102% | ~$9,704 | -36.6% |
| 2027 | ~$962,592 | ~$962,592 | ~1.7107% | ~$16,467 | -5.0% |
| 2028 | ~$914,463 | ~$914,463 | ~1.7107% | ~$15,644 | -9.7% |
| 2029 | ~$868,740 | ~$868,740 | ~1.7107% | ~$14,862 | -14.3% |
| 2030 | ~$825,303 | ~$825,303 | ~1.7107% | ~$14,119 | -18.5% |
| 2031 | ~$784,037 | ~$784,037 | ~1.7107% | ~$13,413 | -22.6% |
| 2027 | ~$945,297 | ~$945,297 | ~1.6506% | ~$15,603 | -6.7% |
| 2028 | ~$881,898 | ~$881,898 | ~1.5904% | ~$14,026 | -13.0% |
| 2029 | ~$822,750 | ~$822,750 | ~1.5302% | ~$12,590 | -18.8% |
| 2030 | ~$767,569 | ~$767,569 | ~1.4701% | ~$11,284 | -24.2% |
| 2031 | ~$716,089 | ~$716,089 | ~1.4099% | ~$10,096 | -29.3% |
In 2025, this property's market value of $1,578,683 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — +181% 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 | $1,578,683 | $179,824 | $561,432 | $1,355,511 | ↑ Top 25% | +0.0% |
| 2024 | $1,578,683 | $193,498 | $574,650 | $1,361,070 | ↑ Top 25% | +23.7% |
| 2023 | $1,225,451 | $150,007 | $423,072 | $1,000,412 | ↑ Top 25% | +0.0% |
| 2022 | $1,458,701 | $166,375 | $416,994 | $932,726 | ↑ Top 25% | +46.1% |
| 2021 | $788,433 | $105,498 | $286,444 | $607,111 | ↑ Top 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 | — |