KELLAM RD TX 78617
| Owner | WLH COMMUNITIES TEXAS LLC |
|---|---|
| Parcel ID | 0331410123 |
| Short ID | 849471 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 1,929,939 SF |
| Acres | 44.305 |
| Year Built | — |
| Legal | ABS 18 NAVARRO J A ACR 44.1444 (1-D-1) |
| Neighborhood | _RGN415 |
| Land | $1,408,315 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,408,315 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,408,315 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,408,315 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,403,219 |
| Net Appraised (assessed) | $5,096 |
| Taxable Value | $5,096 |
|---|
Appreciation: Market value has risen +257.0% from $394,443 (2021) to $1,408,315 (2025), a CAGR of 37.5% 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 6 taxing entities is 1.7462% in 2025 (-0.0044% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $89. Del Valle ISD is the largest single contributor, at 54.3% of the total 2025 levy.
Assessment Gap: Assessed value ($5,096) is $1,403,219 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 ($1,408,315 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 $1,408,315, 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 +34.0% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $7,654,245 by 2031, with an estimated annual tax burden around $111,668. 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% | $10,666.14 | $10,666.14 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,224.70 | $4,224.70 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,326.64 | $1,326.64 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,162.27 | $1,162.27 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $1,124.05 | $1,124.05 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $1,124.05 | $1,124.05 | Paid |
| Combined Rate | 1.9760% | 1.8900% | 1.7067% | 1.7506% | 1.7462% | -0.0044% | $19,627.85 | $19,627.85 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IDV Del Valle ISD | 0.9489% | $10,666.14 | 54.3% |
| TCO Travis County | 0.3758% | $4,224.70 | 21.5% |
| THD Travis Central Health | 0.1180% | $1,326.64 | 6.8% |
| ACT Austin Community College | 0.1034% | $1,162.27 | 5.9% |
| E11 Travis County ESD # 11 | 0.1000% | $1,124.05 | 5.7% |
| E15 Travis County ESD # 15 | 0.1000% | $1,124.05 | 5.7% |
| Total | 1.7462% | $19,627.85 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,772,212 | $1,408,315 | +25.8% |
| Assessed Value | $1,348,390 | $5,096 | +26359.8% |
| Land Value | $1,772,212 | $1,408,315 | +25.8% |
| Improvement Value | — | — | — |
| Taxable Value | $1,348,390 | $5,096 | +26359.8% |
| HS Cap Loss | -$423,822 | — | |
| Total Tax 2026 = estimate |
~$23,545
Estimated
|
~$19,628
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,772,212 | $1,772,212 | — | −$423,822 | $1,348,390 | $1,348,390 | Not yet — post-cert | Preliminary |
| 2025 | $1,408,315 | $1,408,315 | — | −$1,403,219 | $5,096 | $5,096 | ~$19,628 | Partial |
| 2024 | $1,408,315 | $1,408,315 | — | −$1,403,616 | $4,699 | $4,699 | $82 | Verified |
| 2023 | $512,754 | $512,754 | — | −$506,511 | $6,243 | $6,243 | $107 | Verified |
| 2022 | $549,802 | $549,802 | — | −$542,492 | $7,310 | $7,310 | $138 | Verified |
| 2021 | $394,443 | — | — | −$385,837 | $8,606 | $8,606 | $170 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +25.8% | +26359.8% | 76.1% | Not available | Partial |
| 2025 | +0.0% | +8.4% | 0.4% | Not available | Partial |
| 2024 | +174.7% ! | -24.7% | 0.3% | No billing data | Verified |
| 2023 | -6.7% | -14.6% | 1.2% | No billing data | Verified |
| 2022 | +39.4% | -15.1% | 1.3% | No billing data | Verified |
| 2021 | base year | — | 2.2% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +257.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +25.8% | +46.6% | +34.0% | +174.7% | 2024 | -6.7% | 2023 |
| Assessment Ratio | 76.1% | 13.6% | — | 76.1% | 2026 | 0.3% | 2024 |
| Effective Tax Rate (2025) | 1.3900% | 1.3900% | — | 1.3900% | 2025 | 1.3900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$19,628 | $4,025 | ~$71,478 | $19,628 | 2025 | $82 | 2024 |
Market value changed by 175% 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 | ~$2,374,614 | ~$2,374,614 | ~1.6887% | ~$40,100 | +34.0% |
| 2028 | ~$3,181,781 | ~$3,181,781 | ~1.6313% | ~$51,903 | +79.5% |
| 2029 | ~$4,263,318 | ~$4,263,318 | ~1.5738% | ~$67,097 | +140.6% |
| 2030 | ~$5,712,484 | ~$5,712,484 | ~1.5164% | ~$86,622 | +222.3% |
| 2031 | ~$7,654,245 | ~$7,654,245 | ~1.4589% | ~$111,668 | +331.9% |
| 2027 | ~$2,339,170 | ~$2,339,170 | ~1.7462% | ~$40,846 | +32.0% |
| 2028 | ~$3,087,506 | ~$3,087,506 | ~1.7462% | ~$53,913 | +74.2% |
| 2029 | ~$4,075,246 | ~$4,075,246 | ~1.7462% | ~$71,161 | +130.0% |
| 2030 | ~$5,378,980 | ~$5,378,980 | ~1.7462% | ~$93,926 | +203.5% |
| 2031 | ~$7,099,797 | ~$7,099,797 | ~1.7462% | ~$123,974 | +300.6% |
| 2027 | ~$2,410,058 | ~$2,410,058 | ~1.6600% | ~$40,007 | +36.0% |
| 2028 | ~$3,277,475 | ~$3,277,475 | ~1.5738% | ~$51,581 | +84.9% |
| 2029 | ~$4,457,088 | ~$4,457,088 | ~1.4876% | ~$66,305 | +151.5% |
| 2030 | ~$6,061,262 | ~$6,061,262 | ~1.4015% | ~$84,946 | +242.0% |
| 2031 | ~$8,242,803 | ~$8,242,803 | ~1.3153% | ~$108,415 | +365.1% |
In 2025, this property's market value of $1,408,315 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — +151% 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 | $1,408,315 | $179,824 | $561,432 | $1,355,511 | ↑ Top 25% | +0.0% |
| 2024 | $1,408,315 | $193,498 | $574,650 | $1,361,070 | ↑ Top 25% | +23.7% |
| 2023 | $512,754 | $150,007 | $423,072 | $1,000,412 | ↑ Above median | +0.0% |
| 2022 | $549,802 | $166,375 | $416,994 | $932,726 | ↑ Above median | +46.1% |
| 2021 | $394,443 | $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 | — |