MCNEIL RD TX 78728
| Owner | 1285 LAND PARTNERSHIP LTD |
|---|---|
| Parcel ID | 0275010110 |
| Short ID | 716400 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 168,185 SF |
| Acres | 3.861 |
| Year Built | — |
| Legal | ABS 2717 MCQUEEN J ABS 344 SUR 22 HORNSBY W ACR 3.8610 (1-D-1) |
| Neighborhood | _RGN110 |
| Land | $136,450 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $136,450 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $136,450 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $136,450 |
| Value Limitation Adjustment (−) (homestead cap) | −$136,108 |
| Net Appraised (assessed) | $342 |
| Taxable Value | $342 |
|---|
Appreciation: Market value has fallen -22.6% from $176,300 (2021) to $136,450 (2025), a CAGR of -6.2% over 4 years. Growth has been relatively flat for this asset class. 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 lagged the broader agricultural market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.5170% in 2025 (+0.0402% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $5. Round Rock ISD is the largest single contributor, at 58.9% of the total 2025 levy.
Assessment Gap: Assessed value ($342) is $136,108 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 ($136,450 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 $136,450, this parcel sits in the bottom quartile (<25th 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 +1.6% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $121,671 by 2031, with an estimated annual tax burden around $1,434. 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 |
|---|---|---|---|---|---|---|---|---|---|
| IRR Round Rock ISD | 1.1336% | 1.0626% | 0.9190% | 0.8931% | 0.8931% | +0.0000% | $3.05 | $3.05 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1.29 | $1.29 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $0.40 | $0.40 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $0.35 | $0.35 | Paid |
| E04 Travis County ESD # 04 | 0.0800% | 0.0600% | 0.0400% | 0.0300% | 0.0266% | -0.0034% | $0.09 | $0.09 | Paid |
| Combined Rate | 1.7876% | 1.6382% | 1.4629% | 1.4768% | 1.5170% | +0.0402% | $5.18 | $5.18 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IRR Round Rock ISD | 0.8931% | $3.05 | 58.9% |
| TCO Travis County | 0.3758% | $1.29 | 24.9% |
| THD Travis Central Health | 0.1180% | $0.40 | 7.7% |
| ACT Austin Community College | 0.1034% | $0.35 | 6.8% |
| E04 Travis County ESD # 04 | 0.0266% | $0.09 | 1.7% |
| Total | 1.5170% | $5.18 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $112,440 | $136,450 | -17.6% |
| Assessed Value | $317 | $342 | -7.3% |
| Land Value | $112,440 | $136,450 | -17.6% |
| Improvement Value | — | — | — |
| Taxable Value | $317 | $342 | -7.3% |
| HS Cap Loss | -$112,123 | — | |
| Total Tax 2026 = estimate |
~$5
Estimated
|
~$5
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $112,440 | $112,440 | — | −$112,123 | $317 | $317 | Not yet — post-cert | Preliminary |
| 2025 | $136,450 | $136,450 | — | −$136,108 | $342 | $342 | ~$5 | Partial |
| 2024 | $136,450 | $136,450 | — | −$136,170 | $280 | $280 | $4 | Verified |
| 2023 | $105,562 | $105,562 | — | −$105,289 | $273 | $273 | $4 | Verified |
| 2022 | $105,562 | $105,562 | — | −$105,311 | $251 | $251 | $4 | Verified |
| 2021 | $176,300 | — | — | −$176,082 | $218 | $218 | $4 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -17.6% | -7.3% | 0.3% | Not available | Partial |
| 2025 | +0.0% | +22.1% | 0.2% | Not available | Partial |
| 2024 | +29.3% | +2.6% | 0.2% | No billing data | Verified |
| 2023 | +0.0% | +8.8% | 0.3% | No billing data | Verified |
| 2022 | -40.1% | +15.1% | 0.2% | No billing data | Verified |
| 2021 | base year | — | 0.1% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): -22.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -17.6% | -5.7% | +1.6% | +29.3% | 2024 | -40.1% | 2022 |
| Assessment Ratio | 0.3% | 0.2% | — | 0.3% | 2023 | 0.1% | 2021 |
| 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 |
$5 | $4 | ~$1,547 | $5 | 2025 | $4 | 2021 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$114,228 | ~$114,228 | ~1.4493% | ~$1,656 | +1.6% |
| 2028 | ~$116,045 | ~$116,045 | ~1.3817% | ~$1,603 | +3.2% |
| 2029 | ~$117,891 | ~$117,891 | ~1.3140% | ~$1,549 | +4.8% |
| 2030 | ~$119,766 | ~$119,766 | ~1.2464% | ~$1,493 | +6.5% |
| 2031 | ~$121,671 | ~$121,671 | ~1.1787% | ~$1,434 | +8.2% |
| 2027 | ~$111,980 | ~$111,980 | ~1.5170% | ~$1,699 | -0.4% |
| 2028 | ~$111,521 | ~$111,521 | ~1.5170% | ~$1,692 | -0.8% |
| 2029 | ~$111,064 | ~$111,064 | ~1.5170% | ~$1,685 | -1.2% |
| 2030 | ~$110,610 | ~$110,610 | ~1.5170% | ~$1,678 | -1.6% |
| 2031 | ~$110,157 | ~$110,157 | ~1.5170% | ~$1,671 | -2.0% |
| 2027 | ~$116,477 | ~$116,477 | ~1.4155% | ~$1,649 | +3.6% |
| 2028 | ~$120,659 | ~$120,659 | ~1.3140% | ~$1,585 | +7.3% |
| 2029 | ~$124,992 | ~$124,992 | ~1.2125% | ~$1,516 | +11.2% |
| 2030 | ~$129,480 | ~$129,480 | ~1.1111% | ~$1,439 | +15.2% |
| 2031 | ~$134,129 | ~$134,129 | ~1.0096% | ~$1,354 | +19.3% |
In 2025, this property's market value of $136,450 places it in the bottom 25% for Agricultural properties in Travis County (7602 comparable) — -76% below 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 | $136,450 | $179,824 | $561,432 | $1,355,511 | ↓ Bottom 25% | +0.0% |
| 2024 | $136,450 | $193,498 | $574,650 | $1,361,070 | ↓ Bottom 25% | +23.7% |
| 2023 | $105,562 | $150,007 | $423,072 | $1,000,412 | ↓ Bottom 25% | +0.0% |
| 2022 | $105,562 | $166,375 | $416,994 | $932,726 | ↓ Bottom 25% | +46.1% |
| 2021 | $176,300 | $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 | — |