8009 WILLIAMSON RD TX 78610
| Owner | MUSTANG RIDGE LANDCO LLC |
|---|---|
| Parcel ID | 0380110402 |
| Short ID | 301926 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 4,290,660 SF |
| Acres | 98.500 |
| Year Built | — |
| Legal | ABS 320 SUR 7 GAINER S ACR 98.53 (1-D-1) |
| Neighborhood | _RGN420 |
| Land | $2,972,266 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,972,266 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $2,972,266 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,972,266 |
| Value Limitation Adjustment (−) (homestead cap) | −$2,963,540 |
| Net Appraised (assessed) | $8,726 |
| Taxable Value | $8,726 |
|---|
Appreciation: Market value has risen +231.9% from $895,401 (2021) to $2,972,266 (2025), a CAGR of 35.0% 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 $152. Del Valle ISD is the largest single contributor, at 57.6% of the total 2025 levy.
Assessment Gap: Assessed value ($8,726) is $2,963,540 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 ($2,972,266 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 $2,972,266, 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 +43.7% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $24,114,483 by 2031, with an estimated annual tax burden around $351,807. 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% | $82.80 | $82.80 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $32.80 | $32.80 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $10.30 | $10.30 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $9.02 | $9.02 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $8.03 | $8.03 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $0.70 | $0.70 | Paid |
| Combined Rate | 1.9760% | 1.8900% | 1.7067% | 1.7506% | 1.7462% | -0.0044% | $143.65 | $143.65 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IDV Del Valle ISD | 0.9489% | $82.80 | 57.6% |
| TCO Travis County | 0.3758% | $32.80 | 22.8% |
| THD Travis Central Health | 0.1180% | $10.30 | 7.2% |
| ACT Austin Community College | 0.1034% | $9.02 | 6.3% |
| E15 Travis County ESD # 15 | 0.1000% | $8.03 | 5.6% |
| E11 Travis County ESD # 11 | 0.1000% | $0.70 | 0.5% |
| Total | 1.7462% | $143.65 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,940,000 | $2,972,266 | +32.6% |
| Assessed Value | $8,089 | $8,726 | -7.3% |
| Land Value | $3,940,000 | $2,972,266 | +32.6% |
| Improvement Value | — | — | — |
| Taxable Value | $8,089 | $8,726 | -7.3% |
| HS Cap Loss | -$3,931,911 | — | |
| Total Tax 2026 = estimate |
~$141
Estimated
|
~$144
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $3,940,000 | $3,940,000 | — | −$3,931,911 | $8,089 | $8,089 | Not yet — post-cert | Preliminary |
| 2025 | $2,972,266 | $2,972,266 | — | −$2,963,540 | $8,726 | $8,726 | ~$144 | Partial |
| 2024 | $2,972,266 | $2,972,266 | — | −$2,965,111 | $7,155 | $7,155 | $118 | Verified |
| 2023 | $1,028,166 | $1,028,166 | — | −$1,021,196 | $6,970 | $6,970 | $112 | Verified |
| 2022 | $924,849 | $924,849 | — | −$915,843 | $9,006 | $9,006 | $162 | Verified |
| 2021 | $895,401 | — | — | −$886,770 | $8,631 | $8,631 | $162 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +32.6% | -7.3% | 0.2% | Not available | Partial |
| 2025 | +0.0% | +22.0% | 0.3% | Not available | Partial |
| 2024 | +189.1% ! | +2.7% | 0.2% | No billing data | Verified |
| 2023 | +11.2% | -22.6% | 0.7% | No billing data | Verified |
| 2022 | +3.3% | +4.3% | 1.0% | No billing data | Verified |
| 2021 | base year | — | 1.0% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +231.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +32.6% | +47.2% | +43.7% | +189.1% | 2024 | +0.0% | 2025 |
| Assessment Ratio | 0.2% | 0.6% | — | 1.0% | 2021 | 0.2% | 2024 |
| Effective Tax Rate (2025) | 0.0000% | 0.0000% | — | 0.0000% | 2025 | 0.0000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$144 | $139 | ~$203,690 | $162 | 2021 | $112 | 2023 |
Market value changed by 189% 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 | ~$5,660,471 | ~$5,660,471 | ~1.6887% | ~$95,589 | +43.7% |
| 2028 | ~$8,132,216 | ~$8,132,216 | ~1.6313% | ~$132,658 | +106.4% |
| 2029 | ~$11,683,293 | ~$11,683,293 | ~1.5738% | ~$183,873 | +196.5% |
| 2030 | ~$16,785,010 | ~$16,785,010 | ~1.5164% | ~$254,521 | +326.0% |
| 2031 | ~$24,114,483 | ~$24,114,483 | ~1.4589% | ~$351,807 | +512.0% |
| 2027 | ~$5,581,671 | ~$5,581,671 | ~1.7462% | ~$97,465 | +41.7% |
| 2028 | ~$7,907,373 | ~$7,907,373 | ~1.7462% | ~$138,076 | +100.7% |
| 2029 | ~$11,202,121 | ~$11,202,121 | ~1.7462% | ~$195,608 | +184.3% |
| 2030 | ~$15,869,684 | ~$15,869,684 | ~1.7462% | ~$277,111 | +302.8% |
| 2031 | ~$22,482,069 | ~$22,482,069 | ~1.7462% | ~$392,575 | +470.6% |
| 2027 | ~$5,739,271 | ~$5,739,271 | ~1.6600% | ~$95,271 | +45.7% |
| 2028 | ~$8,360,211 | ~$8,360,211 | ~1.5738% | ~$131,574 | +112.2% |
| 2029 | ~$12,178,050 | ~$12,178,050 | ~1.4876% | ~$181,164 | +209.1% |
| 2030 | ~$17,739,373 | ~$17,739,373 | ~1.4015% | ~$248,609 | +350.2% |
| 2031 | ~$25,840,373 | ~$25,840,373 | ~1.3153% | ~$339,871 | +555.8% |
In 2025, this property's market value of $2,972,266 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 | $2,972,266 | $179,824 | $561,432 | $1,355,511 | ↑ Top 25% | +0.0% |
| 2024 | $2,972,266 | $193,498 | $574,650 | $1,361,070 | ↑ Top 25% | +23.7% |
| 2023 | $1,028,166 | $150,007 | $423,072 | $1,000,412 | ↑ Top 25% | +0.0% |
| 2022 | $924,849 | $166,375 | $416,994 | $932,726 | ↑ Above median | +46.1% |
| 2021 | $895,401 | $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 | — |