CALDWELL LN TX 78617
| Owner | GOOD RIVER FARM LP |
|---|---|
| Parcel ID | 0315600113 |
| Short ID | 292329 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 4,400,431 SF |
| Acres | 101.020 |
| Year Built | — |
| Legal | ABS 12 SUR 13 GILLELAND J ACR 101.02 (1-D-1) |
| Neighborhood | _RGN405 |
| Land | $3,002,068 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,002,068 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $3,002,068 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,002,068 |
| Value Limitation Adjustment (−) (homestead cap) | −$2,990,448 |
| Net Appraised (assessed) | $11,620 |
| Taxable Value | $11,620 |
|---|
Appreciation: Market value has risen +407.1% from $591,970 (2021) to $3,002,068 (2025), a CAGR of 50.1% 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 $191. Del Valle ISD is the largest single contributor, at 57.6% of the total 2025 levy.
Assessment Gap: Assessed value ($11,620) is $2,990,448 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 ($3,002,068 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 $3,002,068, 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 +18.9% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $4,805,348 by 2031, with an estimated annual tax burden around $65,300. 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% | $110.26 | $110.26 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $43.67 | $43.67 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $13.71 | $13.71 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $12.02 | $12.02 | Paid |
| E12 Travis County ESD # 12 | 0.1000% | 0.1000% | 0.0982% | 0.1000% | 0.1000% | +0.0000% | $11.62 | $11.62 | Paid |
| Combined Rate | 1.8760% | 1.8002% | 1.6049% | 1.6506% | 1.6462% | -0.0044% | $191.28 | $191.28 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IDV Del Valle ISD | 0.9489% | $110.26 | 57.6% |
| TCO Travis County | 0.3758% | $43.67 | 22.8% |
| THD Travis Central Health | 0.1180% | $13.71 | 7.2% |
| ACT Austin Community College | 0.1034% | $12.02 | 6.3% |
| E12 Travis County ESD # 12 | 0.1000% | $11.62 | 6.1% |
| Total | 1.6462% | $191.28 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,020,400 | $3,002,068 | -32.7% |
| Assessed Value | $13,207 | $11,620 | +13.7% |
| Land Value | $2,020,400 | $3,002,068 | -32.7% |
| Improvement Value | — | — | — |
| Taxable Value | $13,207 | $11,620 | +13.7% |
| HS Cap Loss | -$2,007,193 | — | |
| Total Tax 2026 = estimate |
~$217
Estimated
|
~$191
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $2,020,400 | $2,020,400 | — | −$2,007,193 | $13,207 | $13,207 | Not yet — post-cert | Preliminary |
| 2025 | $3,002,068 | $3,002,068 | — | −$2,990,448 | $11,620 | $11,620 | ~$191 | Partial |
| 2024 | $3,002,068 | $3,002,068 | — | −$2,991,353 | $10,715 | $10,715 | $177 | Verified |
| 2023 | $1,010,200 | $1,010,200 | — | −$995,966 | $14,234 | $14,234 | $228 | Verified |
| 2022 | $1,010,200 | $1,010,200 | — | −$993,471 | $16,729 | $16,729 | $301 | Verified |
| 2021 | $591,970 | — | — | −$572,275 | $19,695 | $19,695 | $369 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -32.7% | +13.7% | 0.6% | Not available | Partial |
| 2025 | +0.0% | +8.4% | 0.4% | Not available | Partial |
| 2024 | +197.2% ! | -24.7% | 0.4% | No billing data | Verified |
| 2023 | +0.0% | -14.9% | 1.4% | No billing data | Verified |
| 2022 | +70.7% | -15.1% | 1.7% | No billing data | Verified |
| 2021 | base year | — | 3.3% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +407.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -32.7% | +47.0% | +18.9% | +197.2% | 2024 | -32.7% | 2026 |
| Assessment Ratio | 0.7% | 1.3% | — | 3.3% | 2021 | 0.4% | 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 |
$191 | $253 | ~$50,907 | $369 | 2021 | $177 | 2024 |
Market value changed by 197% 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 | ~$2,402,674 | ~$2,402,674 | ~1.5887% | ~$38,172 | +18.9% |
| 2028 | ~$2,857,277 | ~$2,857,277 | ~1.5313% | ~$43,752 | +41.4% |
| 2029 | ~$3,397,894 | ~$3,397,894 | ~1.4738% | ~$50,078 | +68.2% |
| 2030 | ~$4,040,800 | ~$4,040,800 | ~1.4164% | ~$57,232 | +100.0% |
| 2031 | ~$4,805,348 | ~$4,805,348 | ~1.3589% | ~$65,300 | +137.8% |
| 2027 | ~$2,362,266 | ~$2,362,266 | ~1.6462% | ~$38,887 | +16.9% |
| 2028 | ~$2,761,978 | ~$2,761,978 | ~1.6462% | ~$45,467 | +36.7% |
| 2029 | ~$3,229,325 | ~$3,229,325 | ~1.6462% | ~$53,160 | +59.8% |
| 2030 | ~$3,775,749 | ~$3,775,749 | ~1.6462% | ~$62,155 | +86.9% |
| 2031 | ~$4,414,633 | ~$4,414,633 | ~1.6462% | ~$72,672 | +118.5% |
| 2027 | ~$2,443,082 | ~$2,443,082 | ~1.5600% | ~$38,112 | +20.9% |
| 2028 | ~$2,954,192 | ~$2,954,192 | ~1.4738% | ~$43,539 | +46.2% |
| 2029 | ~$3,572,230 | ~$3,572,230 | ~1.3876% | ~$49,569 | +76.8% |
| 2030 | ~$4,319,566 | ~$4,319,566 | ~1.3015% | ~$56,217 | +113.8% |
| 2031 | ~$5,223,250 | ~$5,223,250 | ~1.2153% | ~$63,477 | +158.5% |
In 2025, this property's market value of $3,002,068 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 | $3,002,068 | $179,824 | $561,432 | $1,355,511 | ↑ Top 25% | +0.0% |
| 2024 | $3,002,068 | $193,498 | $574,650 | $1,361,070 | ↑ Top 25% | +23.7% |
| 2023 | $1,010,200 | $150,007 | $423,072 | $1,000,412 | ↑ Top 25% | +0.0% |
| 2022 | $1,010,200 | $166,375 | $416,994 | $932,726 | ↑ Top 25% | +46.1% |
| 2021 | $591,970 | $105,498 | $286,444 | $607,111 | ↑ Above 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 | — |