N F M RD 973 TX
| Owner | SH 100 LLC |
|---|---|
| Parcel ID | 0210500414 |
| Short ID | 201679 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 2,227,837 SF |
| Acres | 51.144 |
| Year Built | — |
| Legal | ABS 60 SUR 40 BUCKMAN O ACR 51.1010 (1-D-1W) |
| Neighborhood | _BACRE |
| Land | $3,644,017 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,644,017 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $2,600,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,600,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$151,221 |
| Net Appraised (assessed) | $2,448,779 |
| Taxable Value | $2,448,779 |
|---|
Appreciation: Market value has risen +167.8% from $970,919 (2021) to $2,600,000 (2025), a CAGR of 27.9% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 1.6462% in 2025 (-0.0044% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $40,311. Del Valle ISD is the largest single contributor, at 57.6% of the total 2025 levy.
Assessment Gap: Assessed value ($2,448,779) is $151,221 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 140% of market value ($3,644,017 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 $2,600,000, 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 +11.2% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $4,420,345 by 2031, with an estimated annual tax burden around $60,068. 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 |
|---|---|---|---|---|---|---|---|---|---|
| IDV Del Valle ISD | 1.2020% | 1.1846% | 1.0028% | 0.9969% | 0.9489% | -0.0480% | $23,236.46 | $23,236.46 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9,203.61 | $9,203.61 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,890.12 | $2,890.12 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,532.04 | $2,532.04 | Paid |
| E12 Travis County ESD # 12 | 0.1000% | 0.1000% | 0.0982% | 0.1000% | 0.1000% | +0.0000% | $2,448.78 | $2,448.78 | Paid |
| Combined Rate | 1.8760% | 1.8002% | 1.6049% | 1.6506% | 1.6462% | -0.0044% | $40,311.01 | $40,311.01 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IDV Del Valle ISD | 0.9489% | $23,236.46 | 57.6% |
| TCO Travis County | 0.3758% | $9,203.61 | 22.8% |
| THD Travis Central Health | 0.1180% | $2,890.12 | 7.2% |
| ACT Austin Community College | 0.1034% | $2,532.04 | 6.3% |
| E12 Travis County ESD # 12 | 0.1000% | $2,448.78 | 6.1% |
| Total | 1.6462% | $40,311.01 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,600,000 | $2,600,000 | +0.0% |
| Assessed Value | $2,600,000 | $2,448,779 | +6.2% |
| Land Value | $3,644,017 | $3,644,017 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $2,600,000 | $2,448,779 | +6.2% |
| Total Tax 2026 = estimate |
~$42,800
Estimated
|
~$40,311
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $2,600,000 | $3,644,017 | — | — | $2,600,000 | $2,600,000 | Not yet — post-cert | Preliminary |
| 2025 | $2,600,000 | $3,644,017 | — | −$151,221 | $2,448,779 | $2,448,779 | ~$40,311 | Partial |
| 2024 | $2,600,000 | $3,644,017 | — | −$559,351 | $2,040,649 | $2,040,649 | $33,683 | Verified |
| 2023 | $1,700,541 | $1,700,541 | — | — | $1,700,541 | $1,700,541 | $27,293 | Verified |
| 2022 | $1,700,541 | $1,700,541 | — | — | $1,700,541 | $1,700,541 | $30,614 | Verified |
| 2021 | $970,919 | — | — | −$966,443 | $4,476 | $4,476 | $84 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +6.2% | ~100% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 94.2% | Not available | Partial |
| 2024 | +52.9% | +20.0% | 78.5% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | +75.1% ! | +37892.4% | ~100% | No billing data | Verified |
| 2021 | base year | — | 0.5% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +167.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +25.6% | +11.2% | +75.1% | 2022 | +0.0% | 2023 |
| Assessment Ratio | 100.0% | 78.9% | — | 100.0% | 2022 | 0.5% | 2021 |
| Effective Tax Rate (2025) | 1.5500% | 1.5500% | — | 1.5500% | 2025 | 1.5500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$40,311 | $26,397 | ~$52,844 | $40,311 | 2025 | $84 | 2021 |
Market value changed by 75% 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 | ~$2,891,145 | ~$2,891,145 | ~1.5887% | ~$45,932 | +11.2% |
| 2028 | ~$3,214,893 | ~$3,214,893 | ~1.5313% | ~$49,228 | +23.6% |
| 2029 | ~$3,574,893 | ~$3,574,893 | ~1.4738% | ~$52,687 | +37.5% |
| 2030 | ~$3,975,206 | ~$3,975,206 | ~1.4164% | ~$56,303 | +52.9% |
| 2031 | ~$4,420,345 | ~$4,420,345 | ~1.3589% | ~$60,068 | +70.0% |
| 2027 | ~$2,839,145 | ~$2,839,145 | ~1.6462% | ~$46,737 | +9.2% |
| 2028 | ~$3,100,287 | ~$3,100,287 | ~1.6462% | ~$51,036 | +19.2% |
| 2029 | ~$3,385,448 | ~$3,385,448 | ~1.6462% | ~$55,730 | +30.2% |
| 2030 | ~$3,696,838 | ~$3,696,838 | ~1.6462% | ~$60,856 | +42.2% |
| 2031 | ~$4,036,869 | ~$4,036,869 | ~1.6462% | ~$66,454 | +55.3% |
| 2027 | ~$2,943,145 | ~$2,943,145 | ~1.5600% | ~$45,913 | +13.2% |
| 2028 | ~$3,331,578 | ~$3,331,578 | ~1.4738% | ~$49,101 | +28.1% |
| 2029 | ~$3,771,277 | ~$3,771,277 | ~1.3876% | ~$52,331 | +45.0% |
| 2030 | ~$4,269,006 | ~$4,269,006 | ~1.3015% | ~$55,559 | +64.2% |
| 2031 | ~$4,832,424 | ~$4,832,424 | ~1.2153% | ~$58,727 | +85.9% |
In 2025, this property's market value of $2,600,000 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 5× 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 | $2,600,000 | $179,824 | $561,432 | $1,355,511 | ↑ Top 25% | +0.0% |
| 2024 | $2,600,000 | $193,498 | $574,650 | $1,361,070 | ↑ Top 25% | +23.7% |
| 2023 | $1,700,541 | $150,007 | $423,072 | $1,000,412 | ↑ Top 25% | +0.0% |
| 2022 | $1,700,541 | $166,375 | $416,994 | $932,726 | ↑ Top 25% | +46.1% |
| 2021 | $970,919 | $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 | — |