CALDWELL LN TX 78617
| Owner | GOOD RIVER FARM 265 LLC |
|---|---|
| Parcel ID | 0315600104 |
| Short ID | 292321 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 2,996,928 SF |
| Acres | 68.800 |
| Year Built | — |
| Legal | ABS 13 SUR 12 GILLELAND J ACR 69.095 (1-D-1) |
| Neighborhood | _RGN405 |
| Land | $2,316,456 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,316,456 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $2,316,456 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,316,456 |
| Value Limitation Adjustment (−) (homestead cap) | −$2,308,542 |
| Net Appraised (assessed) | $7,914 |
| Taxable Value | $7,914 |
|---|
Appreciation: Market value has risen +178.0% from $833,263 (2021) to $2,316,456 (2025), a CAGR of 29.1% 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 1.6462% in 2025 (-0.0044% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $130. Del Valle ISD is the largest single contributor, at 57.6% of the total 2025 levy.
Assessment Gap: Assessed value ($7,914) is $2,308,542 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 ($2,316,456 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 $2,316,456, 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 +1.1% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $1,451,001 by 2031, with an estimated annual tax burden around $19,718. 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% | $75.10 | $75.10 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $29.74 | $29.74 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $9.34 | $9.34 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $8.18 | $8.18 | Paid |
| E12 Travis County ESD # 12 | 0.1000% | 0.1000% | 0.0982% | 0.1000% | 0.1000% | +0.0000% | $7.91 | $7.91 | Paid |
| Combined Rate | 1.8760% | 1.8002% | 1.6049% | 1.6506% | 1.6462% | -0.0044% | $130.27 | $130.27 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IDV Del Valle ISD | 0.9489% | $75.10 | 57.6% |
| TCO Travis County | 0.3758% | $29.74 | 22.8% |
| THD Travis Central Health | 0.1180% | $9.34 | 7.2% |
| ACT Austin Community College | 0.1034% | $8.18 | 6.3% |
| E12 Travis County ESD # 12 | 0.1000% | $7.91 | 6.1% |
| Total | 1.6462% | $130.27 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,376,000 | $2,316,456 | -40.6% |
| Assessed Value | $8,995 | $7,914 | +13.7% |
| Land Value | $1,376,000 | $2,316,456 | -40.6% |
| Improvement Value | — | — | — |
| Taxable Value | $8,995 | $7,914 | +13.7% |
| HS Cap Loss | -$1,367,005 | — | |
| Total Tax 2026 = estimate |
~$148
Estimated
|
~$130
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,376,000 | $1,376,000 | — | −$1,367,005 | $8,995 | $8,995 | Not yet — post-cert | Preliminary |
| 2025 | $2,316,456 | $2,316,456 | — | −$2,308,542 | $7,914 | $7,914 | ~$130 | Partial |
| 2024 | $2,323,990 | $2,323,990 | — | −$2,316,661 | $7,329 | $7,329 | $121 | Verified |
| 2023 | $1,318,800 | $1,318,800 | — | −$1,309,065 | $9,735 | $9,735 | $156 | Verified |
| 2022 | $1,318,800 | $1,318,800 | — | −$1,307,358 | $11,442 | $11,442 | $206 | Verified |
| 2021 | $833,263 | — | — | −$819,792 | $13,471 | $13,471 | $253 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -40.6% | +13.7% | 0.6% | Not available | Partial |
| 2025 | -0.3% | +8.0% | 0.3% | Not available | Partial |
| 2024 | +76.2% ! | -24.7% | 0.3% | No billing data | Verified |
| 2023 | +0.0% | -14.9% | 0.7% | No billing data | Verified |
| 2022 | +58.3% | -15.1% | 0.9% | No billing data | Verified |
| 2021 | base year | — | 1.6% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +178.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -40.6% | +18.7% | +1.1% | +76.2% | 2024 | -40.6% | 2026 |
| Assessment Ratio | 0.7% | 0.8% | — | 1.6% | 2021 | 0.3% | 2024 |
| Effective Tax Rate (2025) | 0.0100% | 0.0100% | — | 0.0100% | 2025 | 0.0100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$130 | $173 | ~$20,921 | $253 | 2021 | $121 | 2024 |
Market value changed by 76% 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 | ~$1,390,684 | ~$1,390,684 | ~1.5887% | ~$22,094 | +1.1% |
| 2028 | ~$1,405,524 | ~$1,405,524 | ~1.5313% | ~$21,522 | +2.1% |
| 2029 | ~$1,420,522 | ~$1,420,522 | ~1.4738% | ~$20,936 | +3.2% |
| 2030 | ~$1,435,681 | ~$1,435,681 | ~1.4164% | ~$20,334 | +4.3% |
| 2031 | ~$1,451,001 | ~$1,451,001 | ~1.3589% | ~$19,718 | +5.5% |
| 2027 | ~$1,363,164 | ~$1,363,164 | ~1.6462% | ~$22,440 | -0.9% |
| 2028 | ~$1,350,447 | ~$1,350,447 | ~1.6462% | ~$22,231 | -1.9% |
| 2029 | ~$1,337,849 | ~$1,337,849 | ~1.6462% | ~$22,023 | -2.8% |
| 2030 | ~$1,325,368 | ~$1,325,368 | ~1.6462% | ~$21,818 | -3.7% |
| 2031 | ~$1,313,004 | ~$1,313,004 | ~1.6462% | ~$21,614 | -4.6% |
| 2027 | ~$1,418,204 | ~$1,418,204 | ~1.5600% | ~$22,124 | +3.1% |
| 2028 | ~$1,461,701 | ~$1,461,701 | ~1.4738% | ~$21,543 | +6.2% |
| 2029 | ~$1,506,534 | ~$1,506,534 | ~1.3876% | ~$20,905 | +9.5% |
| 2030 | ~$1,552,741 | ~$1,552,741 | ~1.3015% | ~$20,208 | +12.8% |
| 2031 | ~$1,600,365 | ~$1,600,365 | ~1.2153% | ~$19,449 | +16.3% |
In 2025, this property's market value of $2,316,456 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 4× 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 | $2,316,456 | $179,824 | $561,432 | $1,355,511 | ↑ Top 25% | +0.0% |
| 2024 | $2,323,990 | $193,498 | $574,650 | $1,361,070 | ↑ Top 25% | +23.7% |
| 2023 | $1,318,800 | $150,007 | $423,072 | $1,000,412 | ↑ Top 25% | +0.0% |
| 2022 | $1,318,800 | $166,375 | $416,994 | $932,726 | ↑ Top 25% | +46.1% |
| 2021 | $833,263 | $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 | — |