WILLIAMSON RD TX 78610
| Owner | ALEXANDER REECE CHANDLER |
|---|---|
| Parcel ID | 0380010101 |
| Short ID | 301895 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 15,492,637 SF |
| Acres | 355.662 |
| Year Built | — |
| Legal | ABS 320 SUR 7 GAINER S & ABS 522 SUR 6 MORA J S ACR 417.3400 TOTAL (1-D-1) (284.9240AC IN TRAVIS CO) |
| Neighborhood | _RGN420 |
| Land | $9,386,370 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $9,386,370 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $5,500,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $5,500,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$5,201,150 |
| Net Appraised (assessed) | $298,850 |
| Taxable Value | $298,850 |
|---|
Appreciation: Market value has risen +214.3% from $1,749,811 (2021) to $5,500,000 (2025), a CAGR of 33.2% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2025→2026), 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 7 taxing entities is 2.1962% in 2025 (+0.0266% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $6,563. Del Valle ISD is the largest single contributor, at 43.2% of the total 2025 levy.
Assessment Gap: Assessed value ($298,850) is $5,201,150 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 171% of market value ($9,386,370 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 $5,500,000, 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 +41.4% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $71,411,178 by 2031, with an estimated annual tax burden around $1,519,115. 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% | $2,731.76 | $2,731.76 | Paid |
| VCR City of Creedmoor | 0.2753% | 0.5010% | 0.4500% | 0.4190% | 0.4500% | +0.0310% | $1,295.49 | $1,295.49 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,082.01 | $1,082.01 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $339.77 | $339.77 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $297.68 | $297.68 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $287.89 | $287.89 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $287.89 | $287.89 | Paid |
| Combined Rate | 2.2513% | 2.3910% | 2.1567% | 2.1696% | 2.1962% | +0.0266% | $6,322.49 | $6,322.49 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IDV Del Valle ISD | 0.9489% | $2,731.76 | 43.2% |
| VCR City of Creedmoor | 0.4500% | $1,295.49 | 20.5% |
| TCO Travis County | 0.3758% | $1,082.01 | 17.1% |
| THD Travis Central Health | 0.1180% | $339.77 | 5.4% |
| ACT Austin Community College | 0.1034% | $297.68 | 4.7% |
| E11 Travis County ESD # 11 | 0.1000% | $287.89 | 4.6% |
| E15 Travis County ESD # 15 | 0.1000% | $287.89 | 4.6% |
| Total | 2.1962% | $6,322.49 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $12,623,832 | $5,500,000 | +129.5% |
| Assessed Value | $350,743 | $298,850 | +17.4% |
| Land Value | $12,623,832 | $9,386,370 | +34.5% |
| Improvement Value | — | — | — |
| Taxable Value | $350,743 | $298,850 | +17.4% |
| HS Cap Loss | -$12,273,089 | — | |
| Total Tax 2026 = estimate |
~$7,703
Estimated
|
~$6,322
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $12,623,832 | $12,623,832 | — | −$12,273,089 | $350,743 | $350,743 | Not yet — post-cert | Preliminary |
| 2025 | $5,500,000 | $9,386,370 | — | −$5,201,150 | $298,850 | $298,850 | ~$6,322 | Partial |
| 2024 | $3,155,958 | $9,386,370 | — | −$2,916,291 | $239,667 | $239,667 | $5,200 | Verified |
| 2023 | $3,155,958 | $3,155,958 | — | −$2,916,671 | $239,287 | $239,287 | $5,161 | Verified |
| 2022 | $3,155,958 | $3,155,958 | — | −$2,917,821 | $238,137 | $238,137 | $5,694 | Verified |
| 2021 | $1,749,811 | $104,819 | — | −$1,622,864 | $126,947 | $119,866 | $2,699 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +129.5% ! | +17.4% | 2.8% | Not available | Partial |
| 2025 | +74.3% | +24.7% | 5.4% | Not available | Partial |
| 2024 | +0.0% | +0.2% | 7.6% | No billing data | Verified |
| 2023 | +0.0% | +0.5% | 7.6% | No billing data | Verified |
| 2022 | +80.4% ! | +87.6% | 7.6% | No billing data | Verified |
| 2021 | base year | — | 7.2% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +214.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +129.5% | +56.8% | +41.4% | +129.5% | 2026 | +0.0% | 2023 |
| Assessment Ratio | 2.8% | 6.4% | — | 7.6% | 2023 | 2.8% | 2026 |
| Effective Tax Rate (2025) | 0.1200% | 0.1200% | — | 0.1200% | 2025 | 0.1200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,322 | $5,015 | ~$861,357 | $6,322 | 2025 | $2,699 | 2021 |
Market value changed by 80% 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 | ~$17,852,794 | ~$17,852,794 | ~2.1824% | ~$389,618 | +41.4% |
| 2028 | ~$25,247,664 | ~$25,247,664 | ~2.1686% | ~$547,524 | +100.0% |
| 2029 | ~$35,705,589 | ~$35,705,589 | ~2.1548% | ~$769,396 | +182.8% |
| 2030 | ~$50,495,328 | ~$50,495,328 | ~2.1411% | ~$1,081,134 | +300.0% |
| 2031 | ~$71,411,178 | ~$71,411,178 | ~2.1273% | ~$1,519,115 | +465.7% |
| 2027 | ~$17,600,318 | ~$17,600,318 | ~2.1962% | ~$386,533 | +39.4% |
| 2028 | ~$24,538,602 | ~$24,538,602 | ~2.1962% | ~$538,909 | +94.4% |
| 2029 | ~$34,212,051 | ~$34,212,051 | ~2.1962% | ~$751,354 | +171.0% |
| 2030 | ~$47,698,906 | ~$47,698,906 | ~2.1962% | ~$1,047,548 | +277.8% |
| 2031 | ~$66,502,462 | ~$66,502,462 | ~2.1962% | ~$1,460,506 | +426.8% |
| 2027 | ~$18,105,271 | ~$18,105,271 | ~2.1755% | ~$393,880 | +43.4% |
| 2028 | ~$25,966,825 | ~$25,966,825 | ~2.1548% | ~$559,542 | +105.7% |
| 2029 | ~$37,241,973 | ~$37,241,973 | ~2.1342% | ~$794,806 | +195.0% |
| 2030 | ~$53,412,943 | ~$53,412,943 | ~2.1135% | ~$1,128,883 | +323.1% |
| 2031 | ~$76,605,567 | ~$76,605,567 | ~2.0928% | ~$1,603,228 | +506.8% |
In 2025, this property's market value of $5,500,000 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 10× 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 | $5,500,000 | $179,824 | $561,432 | $1,355,511 | ↑ Top 25% | +0.0% |
| 2024 | $3,155,958 | $193,498 | $574,650 | $1,361,070 | ↑ Top 25% | +23.7% |
| 2023 | $3,155,958 | $150,007 | $423,072 | $1,000,412 | ↑ Top 25% | +0.0% |
| 2022 | $3,155,958 | $166,375 | $416,994 | $932,726 | ↑ Top 25% | +46.1% |
| 2021 | $1,749,811 | $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 | — |