BALLERSTEDT RD TX 78621
| Owner | RAGGIO GRIER H JR & THOMAS L & |
|---|---|
| Parcel ID | 0234900505 |
| Short ID | 237056 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 1,349,053 SF |
| Acres | 30.970 |
| Year Built | — |
| Legal | ABS 154 SUR 52 CALDWELL A C ACR 30.97 (1-D-1) |
| Neighborhood | _RGN307 |
| Land | $1,209,688 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,209,688 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,209,688 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,209,688 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,206,409 |
| Net Appraised (assessed) | $3,279 |
| Taxable Value | $3,279 |
|---|
Appreciation: Market value has risen +323.8% from $285,426 (2021) to $1,209,688 (2025), a CAGR of 43.5% over 4 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 +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 1.7787% in 2025 (+0.0436% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $58. Manor ISD is the largest single contributor, at 60.8% of the total 2025 levy.
Assessment Gap: Assessed value ($3,279) is $1,206,409 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 ($1,209,688 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 $1,209,688, 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 +26.8% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $3,689,058 by 2031, with an estimated annual tax burden around $54,212. 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 |
|---|---|---|---|---|---|---|---|---|---|
| IMA Manor ISD | 1.3520% | 1.3520% | 1.0861% | 1.0814% | 1.0814% | +0.0000% | $35.46 | $35.46 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $12.32 | $12.32 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3.87 | $3.87 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3.39 | $3.39 | Paid |
| E12 Travis County ESD # 12 | 0.1000% | 0.1000% | 0.0982% | 0.1000% | 0.1000% | +0.0000% | $3.28 | $3.28 | Paid |
| Combined Rate | 2.0260% | 1.9676% | 1.6882% | 1.7351% | 1.7787% | +0.0436% | $58.32 | $58.32 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IMA Manor ISD | 1.0814% | $35.46 | 60.8% |
| TCO Travis County | 0.3758% | $12.32 | 21.1% |
| THD Travis Central Health | 0.1180% | $3.87 | 6.6% |
| ACT Austin Community College | 0.1034% | $3.39 | 5.8% |
| E12 Travis County ESD # 12 | 0.1000% | $3.28 | 5.6% |
| Total | 1.7787% | $58.32 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,125,553 | $1,209,688 | -7.0% |
| Assessed Value | $3,302 | $3,279 | +0.7% |
| Land Value | $1,125,553 | $1,209,688 | -7.0% |
| Improvement Value | — | — | — |
| Taxable Value | $3,302 | $3,279 | +0.7% |
| HS Cap Loss | -$1,122,251 | — | |
| Total Tax 2026 = estimate |
~$59
Estimated
|
~$58
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,125,553 | $1,125,553 | — | −$1,122,251 | $3,302 | $3,302 | Not yet — post-cert | Preliminary |
| 2025 | $1,209,688 | $1,209,688 | — | −$1,206,409 | $3,279 | $3,279 | ~$58 | Partial |
| 2024 | $1,209,688 | $1,209,688 | — | −$1,206,451 | $3,237 | $3,237 | $56 | Verified |
| 2023 | $435,438 | $435,438 | — | −$425,271 | $10,167 | $10,167 | $172 | Verified |
| 2022 | $435,438 | $435,438 | — | −$425,059 | $10,379 | $10,379 | $204 | Verified |
| 2021 | $285,426 | — | — | −$274,844 | $10,582 | $10,582 | $214 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -7.0% | +0.7% | 0.3% | Not available | Partial |
| 2025 | +0.0% | +1.3% | 0.3% | Not available | Partial |
| 2024 | +177.8% ! | -68.2% | 0.3% | No billing data | Verified |
| 2023 | +0.0% | -2.0% | 2.3% | No billing data | Verified |
| 2022 | +52.6% | -1.9% | 2.4% | No billing data | Verified |
| 2021 | base year | — | 3.7% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +323.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -7.0% | +44.7% | +26.8% | +177.8% | 2024 | -7.0% | 2026 |
| Assessment Ratio | 0.3% | 1.6% | — | 3.7% | 2021 | 0.3% | 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 |
$58 | $141 | ~$37,955 | $214 | 2021 | $56 | 2024 |
Market value changed by 178% 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 | ~$1,427,170 | ~$1,427,170 | ~1.7168% | ~$24,502 | +26.8% |
| 2028 | ~$1,809,613 | ~$1,809,613 | ~1.6550% | ~$29,949 | +60.8% |
| 2029 | ~$2,294,540 | ~$2,294,540 | ~1.5932% | ~$36,556 | +103.9% |
| 2030 | ~$2,909,414 | ~$2,909,414 | ~1.5314% | ~$44,554 | +158.5% |
| 2031 | ~$3,689,058 | ~$3,689,058 | ~1.4695% | ~$54,212 | +227.8% |
| 2027 | ~$1,404,659 | ~$1,404,659 | ~1.7787% | ~$24,984 | +24.8% |
| 2028 | ~$1,752,977 | ~$1,752,977 | ~1.7787% | ~$31,180 | +55.7% |
| 2029 | ~$2,187,667 | ~$2,187,667 | ~1.7787% | ~$38,911 | +94.4% |
| 2030 | ~$2,730,149 | ~$2,730,149 | ~1.7787% | ~$48,560 | +142.6% |
| 2031 | ~$3,407,151 | ~$3,407,151 | ~1.7787% | ~$60,602 | +202.7% |
| 2027 | ~$1,449,682 | ~$1,449,682 | ~1.6859% | ~$24,441 | +28.8% |
| 2028 | ~$1,867,150 | ~$1,867,150 | ~1.5932% | ~$29,747 | +65.9% |
| 2029 | ~$2,404,839 | ~$2,404,839 | ~1.5004% | ~$36,083 | +113.7% |
| 2030 | ~$3,097,366 | ~$3,097,366 | ~1.4077% | ~$43,602 | +175.2% |
| 2031 | ~$3,989,323 | ~$3,989,323 | ~1.3150% | ~$52,458 | +254.4% |
In 2025, this property's market value of $1,209,688 places it in the 50th–75th percentile for Agricultural properties in Travis County (7602 comparable) — +115% 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 | $1,209,688 | $179,824 | $561,432 | $1,355,511 | ↑ Above median | +0.0% |
| 2024 | $1,209,688 | $193,498 | $574,650 | $1,361,070 | ↑ Above median | +23.7% |
| 2023 | $435,438 | $150,007 | $423,072 | $1,000,412 | ↑ Above median | +0.0% |
| 2022 | $435,438 | $166,375 | $416,994 | $932,726 | ↑ Above median | +46.1% |
| 2021 | $285,426 | $105,498 | $286,444 | $607,111 | ↓ Below 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 | — |