MELBER LN TX
| Owner | 05 RANCH INVESTMENTS LLC |
|---|---|
| Parcel ID | 0283600412 |
| Short ID | 281919 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 21,504,213 SF |
| Acres | 493.669 |
| Year Built | — |
| Legal | ABS 354 SUR 67 HAM B L ACR 146.84 (1-D-1) |
| Neighborhood | _AACRE |
| Land | $49,366,880 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $49,366,880 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $19,229,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $19,229,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$18,888,173 |
| Net Appraised (assessed) | $340,827 |
| Taxable Value | $340,827 |
|---|
Appreciation: Market value has risen +336.5% from $4,405,200 (2021) to $19,229,000 (2025), a CAGR of 44.5% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2022→2023), 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 2.6635% in 2025 (+0.0403% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $9,078. Pflugerville ISD is the largest single contributor, at 53.3% of the total 2025 levy.
Assessment Gap: Assessed value ($340,827) is $18,888,173 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 257% of market value ($49,366,880 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 $19,229,000, 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 +44.5% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $121,323,669 by 2031, with an estimated annual tax burden around $2,846,830. 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 |
|---|---|---|---|---|---|---|---|---|---|
| IPF Pflugerville ISD | 1.3880% | 1.2646% | 1.1092% | 1.1069% | 1.1069% | +0.0000% | $3,093.61 | $3,093.61 | Paid |
| U7T Lakeside MUD #5 | 0.9700% | 0.9700% | 0.9700% | 0.9700% | 0.9700% | +0.0000% | $1,067.58 | $1,067.58 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,050.43 | $1,050.43 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $329.86 | $329.86 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $259.26 | $259.26 | Paid |
| Combined Rate | 2.9172% | 2.7315% | 2.5618% | 2.6232% | 2.6635% | +0.0403% | $5,800.74 | $5,800.74 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IPF Pflugerville ISD | 1.1069% | $3,093.61 | 53.3% |
| U7T Lakeside MUD #5 | 0.9700% | $1,067.58 | 18.4% |
| TCO Travis County | 0.3758% | $1,050.43 | 18.1% |
| THD Travis Central Health | 0.1180% | $329.86 | 5.7% |
| E02 Travis County ESD # 02 | 0.0928% | $259.26 | 4.5% |
| Total | 2.6635% | $5,800.74 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $19,229,000 | $19,229,000 | +0.0% |
| Assessed Value | $345,274 | $340,827 | +1.3% |
| Land Value | $49,366,880 | $49,366,880 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $345,274 | $340,827 | +1.3% |
| HS Cap Loss | -$18,883,726 | — | |
| Total Tax 2026 = estimate |
~$9,196
Estimated
|
~$5,801
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $19,229,000 | $49,366,880 | — | −$18,883,726 | $345,274 | $345,274 | Not yet — post-cert | Preliminary |
| 2025 | $19,229,000 | $49,366,880 | — | −$18,888,173 | $340,827 | $340,827 | ~$5,801 | Partial |
| 2024 | $19,229,000 | $38,458,000 | — | −$19,138,537 | $90,463 | $90,463 | $1,856 | Verified |
| 2023 | $19,229,000 | $19,229,000 | — | −$19,136,278 | $92,722 | $92,722 | $1,846 | Verified |
| 2022 | $4,405,200 | $4,405,200 | — | −$4,330,851 | $74,349 | $74,349 | $1,670 | Verified |
| 2021 | $4,405,200 | $30,000 | — | −$4,330,024 | $75,176 | $75,176 | $1,828 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +1.3% | 1.8% | Not available | Partial |
| 2025 | +0.0% | +276.8% | 1.8% | Not available | Partial |
| 2024 | +0.0% | -2.4% | 0.5% | No billing data | Verified |
| 2023 | +336.5% ! | +24.7% | 0.5% | No billing data | Verified |
| 2022 | +0.0% | -1.1% | 1.7% | No billing data | Verified |
| 2021 | base year | — | 1.7% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +336.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +67.3% | +44.5% | +336.5% | 2023 | +0.0% | 2022 |
| Assessment Ratio | 1.8% | 1.3% | — | 1.8% | 2025 | 0.5% | 2023 |
| Effective Tax Rate (2025) | 0.0300% | 0.0300% | — | 0.0300% | 2025 | 0.0300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,801 | $2,600 | ~$1,609,525 | $5,801 | 2025 | $1,670 | 2022 |
Market value changed by 337% 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 | ~$27,794,218 | ~$27,794,218 | ~2.6001% | ~$722,683 | +44.5% |
| 2028 | ~$40,174,662 | ~$40,174,662 | ~2.5367% | ~$1,019,115 | +108.9% |
| 2029 | ~$58,069,756 | ~$58,069,756 | ~2.4733% | ~$1,436,238 | +202.0% |
| 2030 | ~$83,935,903 | ~$83,935,903 | ~2.4099% | ~$2,022,760 | +336.5% |
| 2031 | ~$121,323,669 | ~$121,323,669 | ~2.3465% | ~$2,846,830 | +530.9% |
| 2027 | ~$27,409,638 | ~$27,409,638 | ~2.6635% | ~$730,065 | +42.5% |
| 2028 | ~$39,070,585 | ~$39,070,585 | ~2.6635% | ~$1,040,658 | +103.2% |
| 2029 | ~$55,692,475 | ~$55,692,475 | ~2.6635% | ~$1,483,387 | +189.6% |
| 2030 | ~$79,385,856 | ~$79,385,856 | ~2.6635% | ~$2,114,468 | +312.8% |
| 2031 | ~$113,159,166 | ~$113,159,166 | ~2.6635% | ~$3,014,032 | +488.5% |
| 2027 | ~$28,178,798 | ~$28,178,798 | ~2.5684% | ~$723,749 | +46.5% |
| 2028 | ~$41,294,123 | ~$41,294,123 | ~2.4733% | ~$1,021,327 | +114.7% |
| 2029 | ~$60,513,743 | ~$60,513,743 | ~2.3782% | ~$1,439,126 | +214.7% |
| 2030 | ~$88,678,795 | ~$88,678,795 | ~2.2831% | ~$2,024,594 | +361.2% |
| 2031 | ~$129,952,775 | ~$129,952,775 | ~2.1879% | ~$2,843,298 | +575.8% |
In 2025, this property's market value of $19,229,000 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 34× 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 | $19,229,000 | $179,824 | $561,432 | $1,355,511 | ↑ Top 25% | +0.0% |
| 2024 | $19,229,000 | $193,498 | $574,650 | $1,361,070 | ↑ Top 25% | +23.7% |
| 2023 | $19,229,000 | $150,007 | $423,072 | $1,000,412 | ↑ Top 25% | +0.0% |
| 2022 | $4,405,200 | $166,375 | $416,994 | $932,726 | ↑ Top 25% | +46.1% |
| 2021 | $4,405,200 | $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 | — |