N F M RD 973 TX 78653
| Owner | CLUB DEAL 120 WHISPER VALLEY LP |
|---|---|
| Parcel ID | 0218600122 |
| Short ID | 806424 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 25,440,660 SF |
| Acres | 584.037 |
| Year Built | — |
| Legal | ABS 60 SUR 40 BUCKMAN O ACR 635.4643 (1-D-1) |
| Neighborhood | _BACRE |
| Land | $2,851,153 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,851,153 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $2,851,153 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,851,153 |
| Value Limitation Adjustment (−) (homestead cap) | −$2,795,767 |
| Net Appraised (assessed) | $55,386 |
| Taxable Value | $55,386 |
|---|
Appreciation: Market value has fallen -77.6% from $12,709,286 (2021) to $2,851,153 (2025), a CAGR of -31.2% over 4 years. Growth has been relatively flat for this asset class. 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 +96.0%, so this parcel has lagged 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 $912. PWV is the largest single contributor, at 99.3% of the total 2025 levy.
Assessment Gap: Assessed value ($55,386) is $2,795,767 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 ($2,851,153 land vs $0 improvements), about $0/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 $2,851,153, 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 -39.8% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $225,328 by 2031, with an estimated annual tax burden around $3,062. 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 |
|---|---|---|---|---|---|---|---|---|---|
| PWV | — | — | — | — | — | — | $126,136.45 | $126,136.45 | Paid |
| IDV Del Valle ISD | 1.2020% | 1.1846% | 1.0028% | 0.9969% | 0.9489% | -0.0480% | $525.56 | $525.56 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $208.17 | $208.17 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $65.37 | $65.37 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $57.27 | $57.27 | Paid |
| E12 Travis County ESD # 12 | 0.1000% | 0.1000% | 0.0982% | 0.1000% | 0.1000% | +0.0000% | $55.39 | $55.39 | Paid |
| Combined Rate | 1.8760% | 1.8002% | 1.6049% | 1.6506% | 1.6462% | -0.0044% | $127,048.21 | $127,048.21 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| PWV | — | $126,136.45 | 99.3% |
| IDV Del Valle ISD | 0.9489% | $525.56 | 0.4% |
| TCO Travis County | 0.3758% | $208.17 | 0.2% |
| THD Travis Central Health | 0.1180% | $65.37 | 0.1% |
| ACT Austin Community College | 0.1034% | $57.27 | 0.0% |
| E12 Travis County ESD # 12 | 0.1000% | $55.39 | 0.0% |
| Total | 1.6462% 5 of 6 | $127,048.21 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,851,153 | $2,851,153 | +0.0% |
| Assessed Value | $53,575 | $55,386 | -3.3% |
| Land Value | $2,851,153 | $2,851,153 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $53,575 | $55,386 | -3.3% |
| HS Cap Loss | -$2,797,578 | — | |
| Total Tax 2026 = estimate |
~$882
Estimated
|
~$127,048
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $2,851,153 | $2,851,153 | — | −$2,797,578 | $53,575 | $53,575 | Not yet — post-cert | Preliminary |
| 2025 | $2,851,153 | $2,851,153 | — | −$2,795,767 | $55,386 | $55,386 | ~$127,048 | Partial |
| 2024 | $2,851,153 | $2,851,153 | — | −$2,806,605 | $44,548 | $44,548 | $509,705 | Verified |
| 2023 | $21,716,251 | $21,716,251 | — | −$21,161,838 | $554,413 | $554,413 | $454,973 | Verified |
| 2022 | $21,716,251 | $21,716,251 | — | −$21,137,146 | $579,105 | $579,105 | $431,777 | Verified |
| 2021 | $12,709,286 | $305,082 | — | −$12,362,038 | $347,248 | $347,248 | $413,309 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | -3.3% | 1.9% | Not available | Partial |
| 2025 | +0.0% | +24.3% | 1.9% | Not available | Partial |
| 2024 | -86.9% ! | -92.0% | 1.6% | No billing data | Verified |
| 2023 | +0.0% | -4.3% | 2.6% | No billing data | Verified |
| 2022 | +70.9% | +66.8% | 2.7% | No billing data | Verified |
| 2021 | base year | — | 2.7% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): -77.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -3.2% | -39.8% | +70.9% | 2022 | -86.9% | 2024 |
| Assessment Ratio | 1.9% | 2.2% | — | 2.7% | 2021 | 1.6% | 2024 |
| Effective Tax Rate (2025) | 4.4600% | 4.4600% | — | 4.4600% | 2025 | 4.4600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$127,048 | $387,362 | ~$12,123 | $509,705 | 2024 | $127,048 | 2025 |
Market value changed by 87% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$1,716,246 | ~$1,716,246 | ~1.5887% | ~$27,266 | -39.8% |
| 2028 | ~$1,033,090 | ~$1,033,090 | ~1.5313% | ~$15,819 | -63.8% |
| 2029 | ~$621,867 | ~$621,867 | ~1.4738% | ~$9,165 | -78.2% |
| 2030 | ~$374,331 | ~$374,331 | ~1.4164% | ~$5,302 | -86.9% |
| 2031 | ~$225,328 | ~$225,328 | ~1.3589% | ~$3,062 | -92.1% |
| 2027 | ~$2,708,595 | ~$2,708,595 | ~1.6462% | ~$44,588 | -5.0% |
| 2028 | ~$2,573,166 | ~$2,573,166 | ~1.6462% | ~$42,359 | -9.7% |
| 2029 | ~$2,444,507 | ~$2,444,507 | ~1.6462% | ~$40,241 | -14.3% |
| 2030 | ~$2,322,282 | ~$2,322,282 | ~1.6462% | ~$38,229 | -18.5% |
| 2031 | ~$2,206,168 | ~$2,206,168 | ~1.6462% | ~$36,317 | -22.6% |
| 2027 | ~$1,773,269 | ~$1,773,269 | ~1.5600% | ~$27,663 | -37.8% |
| 2028 | ~$1,102,881 | ~$1,102,881 | ~1.4738% | ~$16,254 | -61.3% |
| 2029 | ~$685,934 | ~$685,934 | ~1.3876% | ~$9,518 | -75.9% |
| 2030 | ~$426,615 | ~$426,615 | ~1.3015% | ~$5,552 | -85.0% |
| 2031 | ~$265,333 | ~$265,333 | ~1.2153% | ~$3,225 | -90.7% |
In 2025, this property's market value of $2,851,153 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 | $2,851,153 | $179,824 | $561,432 | $1,355,511 | ↑ Top 25% | +0.0% |
| 2024 | $2,851,153 | $193,498 | $574,650 | $1,361,070 | ↑ Top 25% | +23.7% |
| 2023 | $21,716,251 | $150,007 | $423,072 | $1,000,412 | ↑ Top 25% | +0.0% |
| 2022 | $21,716,251 | $166,375 | $416,994 | $932,726 | ↑ Top 25% | +46.1% |
| 2021 | $12,709,286 | $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 | — |