11001 S U S HY 183 TX 78747
| Owner | MUSTANG FARMS NFP VIII LLC |
|---|---|
| Parcel ID | 0364211004 |
| Short ID | 755822 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 2,090,357 SF |
| Acres | 47.988 |
| Year Built | — |
| Legal | ABS 457 SUR 2 KINCHELO A ACR 47.9880 (1-D-1) |
| Neighborhood | _RGN415 |
| Land | $1,733,225 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,733,225 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,733,225 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,733,225 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,733,225 |
| Taxable Value | $1,733,225 |
|---|
Appreciation: Market value has risen +247.3% from $499,094 (2021) to $1,733,225 (2025), a CAGR of 36.5% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 7 taxing entities is 2.0169% in 2025 (+0.0275% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $34,958. Del Valle ISD is the largest single contributor, at 47.0% of the total 2025 levy.
Asset Class: Agricultural. Agricultural valuation may be subject to rollback taxes if land use changes.
Value Composition: Land carries 100% of market value ($1,733,225 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 $1,733,225, 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 +12.1% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $3,403,931 by 2031, with an estimated annual tax burden around $53,881. 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% | $2,690.60 | $2,690.60 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,065.70 | $1,065.70 | Paid |
| CMR City of Mustang Ridge | 0.3882% | 0.3112% | 0.2652% | 0.2388% | 0.2708% | +0.0320% | $767.78 | $767.78 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $334.65 | $334.65 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $293.19 | $293.19 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $283.55 | $283.55 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $283.55 | $283.55 | Paid |
| Combined Rate | 2.3642% | 2.2012% | 1.9719% | 1.9894% | 2.0169% | +0.0275% | $5,719.02 | $5,719.02 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IDV Del Valle ISD | 0.9489% | $2,690.60 | 47.0% |
| TCO Travis County | 0.3758% | $1,065.70 | 18.6% |
| CMR City of Mustang Ridge | 0.2708% | $767.78 | 13.4% |
| THD Travis Central Health | 0.1180% | $334.65 | 5.9% |
| ACT Austin Community College | 0.1034% | $293.19 | 5.1% |
| E15 Travis County ESD # 15 | 0.1000% | $283.55 | 5.0% |
| E11 Travis County ESD # 11 | 0.1000% | $283.55 | 5.0% |
| Total | 2.0169% | $5,719.02 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,919,520 | $1,733,225 | +10.7% |
| Assessed Value | $335,195 | $1,733,225 | -80.7% |
| Land Value | $1,919,520 | $1,733,225 | +10.7% |
| Improvement Value | — | — | — |
| Taxable Value | $335,195 | $1,733,225 | -80.7% |
| HS Cap Loss | -$1,584,325 | — | |
| Total Tax 2026 = estimate |
~$6,761
Estimated
|
~$5,719
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,919,520 | $1,919,520 | — | −$1,584,325 | $335,195 | $335,195 | Not yet — post-cert | Preliminary |
| 2025 | $1,733,225 | $1,733,225 | — | — | $1,733,225 | $1,733,225 | ~$5,719 | Partial |
| 2024 | $1,733,225 | $1,733,225 | — | −$1,478,593 | $254,632 | $254,632 | $5,066 | Verified |
| 2023 | $1,213,842 | $1,213,842 | — | −$999,562 | $214,280 | $214,280 | $4,225 | Verified |
| 2022 | $1,213,842 | $1,213,842 | — | −$998,580 | $215,262 | $215,262 | $4,738 | Verified |
| 2021 | $499,094 | $85,803 | — | −$405,544 | $93,550 | $93,550 | $2,212 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +10.7% | -80.7% | 17.5% | Not available | Partial |
| 2025 | +0.0% | +580.7% | ~100% | Not available | Partial |
| 2024 | +42.8% | +18.8% | 14.7% | No billing data | Verified |
| 2023 | +0.0% | -0.5% | 17.6% | No billing data | Verified |
| 2022 | +143.2% ! | +130.1% | 17.7% | No billing data | Verified |
| 2021 | base year | — | 18.7% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +247.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +10.7% | +39.3% | +12.1% | +143.2% | 2022 | +0.0% | 2023 |
| Assessment Ratio | 17.5% | 31.1% | — | 100.0% | 2025 | 14.7% | 2024 |
| Effective Tax Rate (2025) | 0.3300% | 0.3300% | — | 0.3300% | 2025 | 0.3300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,719 | $4,392 | ~$47,630 | $5,719 | 2025 | $2,212 | 2021 |
Market value changed by 143% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$2,152,535 | ~$2,152,535 | ~1.9301% | ~$41,547 | +12.1% |
| 2028 | ~$2,413,837 | ~$2,413,837 | ~1.8433% | ~$44,495 | +25.8% |
| 2029 | ~$2,706,858 | ~$2,706,858 | ~1.7565% | ~$47,546 | +41.0% |
| 2030 | ~$3,035,450 | ~$3,035,450 | ~1.6697% | ~$50,683 | +58.1% |
| 2031 | ~$3,403,931 | ~$3,403,931 | ~1.5829% | ~$53,881 | +77.3% |
| 2027 | ~$2,114,145 | ~$2,114,145 | ~2.0169% | ~$42,641 | +10.1% |
| 2028 | ~$2,328,503 | ~$2,328,503 | ~2.0169% | ~$46,965 | +21.3% |
| 2029 | ~$2,564,596 | ~$2,564,596 | ~2.0169% | ~$51,726 | +33.6% |
| 2030 | ~$2,824,626 | ~$2,824,626 | ~2.0169% | ~$56,971 | +47.2% |
| 2031 | ~$3,111,022 | ~$3,111,022 | ~2.0169% | ~$62,748 | +62.1% |
| 2027 | ~$2,190,926 | ~$2,190,926 | ~1.8867% | ~$41,337 | +14.1% |
| 2028 | ~$2,500,706 | ~$2,500,706 | ~1.7565% | ~$43,925 | +30.3% |
| 2029 | ~$2,854,287 | ~$2,854,287 | ~1.6263% | ~$46,419 | +48.7% |
| 2030 | ~$3,257,861 | ~$3,257,861 | ~1.4961% | ~$48,741 | +69.7% |
| 2031 | ~$3,718,498 | ~$3,718,498 | ~1.3659% | ~$50,790 | +93.7% |
In 2025, this property's market value of $1,733,225 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 3× 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 | $1,733,225 | $179,824 | $561,432 | $1,355,511 | ↑ Top 25% | +0.0% |
| 2024 | $1,733,225 | $193,498 | $574,650 | $1,361,070 | ↑ Top 25% | +23.7% |
| 2023 | $1,213,842 | $150,007 | $423,072 | $1,000,412 | ↑ Top 25% | +0.0% |
| 2022 | $1,213,842 | $166,375 | $416,994 | $932,726 | ↑ Top 25% | +46.1% |
| 2021 | $499,094 | $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 | — |