40.317AC OF LOT 1 BLK A CHIMNEY OAKS AT LAKE TRAVIS SEC 1 (1-d-1w)
| Owner | REEVES CHARLES CR TRUST |
|---|---|
| Parcel ID | 0175960401 |
| Short ID | 962696 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 3,636,433 SF |
| Acres | 83.481 |
| Year Built | — |
| Legal | 40.317AC OF LOT 1 BLK A CHIMNEY OAKS AT LAKE TRAVIS SEC 1 (1-d-1w) |
| Neighborhood | _RGN140 |
| Land | $4,317,565 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,317,565 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $4,317,565 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,317,565 |
| Value Limitation Adjustment (−) (homestead cap) | −$4,308,424 |
| Net Appraised (assessed) | $9,141 |
| Taxable Value | $9,141 |
|---|
Appreciation: Market value has risen +421.6% from $827,729 (2022) to $4,317,565 (2025), a CAGR of 73.4% over 3 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), 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 +34.6%, so this parcel has outpaced the broader agricultural market over the same period.
Tax Burden: The combined rate across 4 taxing entities is 0.6938% in 2025 (+0.0504% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $63. Travis County is the largest single contributor, at 54.2% of the total 2025 levy.
Assessment Gap: Assessed value ($9,141) is $4,308,424 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 ($4,317,565 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 $4,317,565, 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 +24.6% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $5,987,315 by 2031, with an estimated annual tax burden around $43,387. 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 |
|---|---|---|---|---|---|---|---|---|---|
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $34.36 | $34.36 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $10.79 | $10.79 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $9.14 | $9.14 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $9.14 | $9.14 | Paid |
| Combined Rate | 0.6692% | 0.5953% | 0.5895% | 0.6434% | 0.6938% | +0.0504% | $63.43 | $63.43 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| TCO Travis County | 0.3758% | $34.36 | 54.2% |
| THD Travis Central Health | 0.1180% | $10.79 | 17.0% |
| E01 Travis County ESD # 01 | 0.1000% | $9.14 | 14.4% |
| E07 Travis County ESD # 07 | 0.1000% | $9.14 | 14.4% |
| Total | 0.6938% | $63.43 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,994,430 | $4,317,565 | -53.8% |
| Assessed Value | $8,887 | $9,141 | -2.8% |
| Land Value | $1,994,430 | $4,317,565 | -53.8% |
| Improvement Value | — | — | — |
| Taxable Value | $8,887 | $9,141 | -2.8% |
| HS Cap Loss | -$1,985,543 | — | |
| Total Tax 2026 = estimate |
~$62
Estimated
|
~$63
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,994,430 | $1,994,430 | — | −$1,985,543 | $8,887 | $8,887 | Not yet — post-cert | Preliminary |
| 2025 | $4,317,565 | $4,317,565 | — | −$4,308,424 | $9,141 | $9,141 | ~$63 | Partial |
| 2024 | $4,317,565 | $4,317,565 | — | −$4,309,003 | $8,562 | $8,562 | $55 | Verified |
| 2023 | $1,804,710 | $1,804,710 | — | −$1,796,160 | $8,550 | $8,550 | $50 | Verified |
| 2022 | $827,729 | $827,729 | — | −$824,080 | $3,649 | $3,649 | $22 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -53.8% | -2.8% | 0.4% | Not available | Partial |
| 2025 | +0.0% | +6.8% | 0.2% | Not available | Partial |
| 2024 | +139.2% ! | +0.1% | 0.2% | No billing data | Verified |
| 2023 | +118.0% ! | +134.3% | 0.5% | No billing data | Verified |
| 2022 | base year | — | 0.4% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +421.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -53.8% | +50.8% | +24.6% | +139.2% | 2024 | -53.8% | 2026 |
| Assessment Ratio | 0.4% | 0.3% | — | 0.5% | 2023 | 0.2% | 2024 |
| 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 |
$63 | $48 | ~$28,929 | $63 | 2025 | $22 | 2022 |
Market value changed by 118% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$2,484,857 | ~$2,484,857 | ~0.7000% | ~$17,394 | +24.6% |
| 2028 | ~$3,095,880 | ~$3,095,880 | ~0.7062% | ~$21,862 | +55.2% |
| 2029 | ~$3,857,152 | ~$3,857,152 | ~0.7123% | ~$27,476 | +93.4% |
| 2030 | ~$4,805,620 | ~$4,805,620 | ~0.7185% | ~$34,528 | +141.0% |
| 2031 | ~$5,987,315 | ~$5,987,315 | ~0.7247% | ~$43,387 | +200.2% |
| 2027 | ~$2,444,969 | ~$2,444,969 | ~0.6938% | ~$16,964 | +22.6% |
| 2028 | ~$2,997,283 | ~$2,997,283 | ~0.6938% | ~$20,796 | +50.3% |
| 2029 | ~$3,674,365 | ~$3,674,365 | ~0.6938% | ~$25,494 | +84.2% |
| 2030 | ~$4,504,399 | ~$4,504,399 | ~0.6938% | ~$31,253 | +125.8% |
| 2031 | ~$5,521,936 | ~$5,521,936 | ~0.6938% | ~$38,313 | +176.9% |
| 2027 | ~$2,524,746 | ~$2,524,746 | ~0.7031% | ~$17,751 | +26.6% |
| 2028 | ~$3,196,072 | ~$3,196,072 | ~0.7123% | ~$22,766 | +60.2% |
| 2029 | ~$4,045,903 | ~$4,045,903 | ~0.7216% | ~$29,194 | +102.9% |
| 2030 | ~$5,121,702 | ~$5,121,702 | ~0.7308% | ~$37,430 | +156.8% |
| 2031 | ~$6,483,555 | ~$6,483,555 | ~0.7401% | ~$47,983 | +225.1% |
In 2025, this property's market value of $4,317,565 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 8× 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 | $4,317,565 | $179,824 | $561,432 | $1,355,511 | ↑ Top 25% | +0.0% |
| 2024 | $4,317,565 | $193,498 | $574,650 | $1,361,070 | ↑ Top 25% | +23.7% |
| 2023 | $1,804,710 | $150,007 | $423,072 | $1,000,412 | ↑ Top 25% | +0.0% |
| 2022 | $827,729 | $166,375 | $416,994 | $932,726 | ↑ Above median | +46.1% |
| 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 | 2022–2024 | 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 | 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 | — |