S U S HY 183 TX 78610
| Owner | SELLERS LORI LOUANN OLLE & TERRELL LEE OLLE |
|---|---|
| Parcel ID | 0380210610 |
| Short ID | 765967 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 6,672,085 SF |
| Acres | 153.170 |
| Year Built | — |
| Legal | ABS A0522 MORA J S, 153.17 ACRES (17.9200AC IN TRAVIS CO) [1-D-1] |
| Neighborhood | _RGN420 |
| Land | $4,586,872 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,586,872 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $4,586,872 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,586,872 |
| Value Limitation Adjustment (−) (homestead cap) | −$4,570,358 |
| Net Appraised (assessed) | $16,514 |
| Taxable Value | $16,514 |
|---|
Appreciation: Market value has risen +300.5% from $1,145,297 (2021) to $4,586,872 (2025), a CAGR of 41.5% 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 7 taxing entities is 2.0169% in 2025 (+0.0275% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $333. Del Valle ISD is the largest single contributor, at 47.0% of the total 2025 levy.
Assessment Gap: Assessed value ($16,514) is $4,570,358 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 ($4,586,872 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 $4,586,872, 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 $34,658,415 by 2031, with an estimated annual tax burden around $548,607. 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% | $49.70 | $49.70 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $19.69 | $19.69 | Paid |
| CMR City of Mustang Ridge | 0.3882% | 0.3112% | 0.2652% | 0.2388% | 0.2708% | +0.0320% | $14.18 | $14.18 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $6.18 | $6.18 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $5.42 | $5.42 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $5.24 | $5.24 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $5.24 | $5.24 | Paid |
| Combined Rate | 2.3642% | 2.2012% | 1.9719% | 1.9894% | 2.0169% | +0.0275% | $105.65 | $105.65 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IDV Del Valle ISD | 0.9489% | $49.70 | 47.0% |
| TCO Travis County | 0.3758% | $19.69 | 18.6% |
| CMR City of Mustang Ridge | 0.2708% | $14.18 | 13.4% |
| THD Travis Central Health | 0.1180% | $6.18 | 5.8% |
| ACT Austin Community College | 0.1034% | $5.42 | 5.1% |
| E15 Travis County ESD # 15 | 0.1000% | $5.24 | 5.0% |
| E11 Travis County ESD # 11 | 0.1000% | $5.24 | 5.0% |
| Total | 2.0169% | $105.65 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $6,126,800 | $4,586,872 | +33.6% |
| Assessed Value | $17,994 | $16,514 | +9.0% |
| Land Value | $6,126,800 | $4,586,872 | +33.6% |
| Improvement Value | — | — | — |
| Taxable Value | $17,994 | $16,514 | +9.0% |
| HS Cap Loss | -$6,108,806 | — | |
| Total Tax 2026 = estimate |
~$363
Estimated
|
~$106
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $6,126,800 | $6,126,800 | — | −$6,108,806 | $17,994 | $17,994 | Not yet — post-cert | Preliminary |
| 2025 | $4,586,872 | $4,586,872 | — | −$4,570,358 | $16,514 | $16,514 | ~$106 | Partial |
| 2024 | $4,586,872 | $4,586,872 | — | −$4,582,420 | $4,452 | $4,452 | $89 | Verified |
| 2023 | $1,531,700 | $1,531,700 | — | −$1,526,860 | $4,840 | $4,840 | $95 | Verified |
| 2022 | $1,531,700 | $1,531,700 | — | −$1,530,020 | $1,680 | $1,680 | $37 | Verified |
| 2021 | $1,145,297 | — | — | −$1,131,879 | $13,418 | $1,610 | $38 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +33.6% | +9.0% | 0.3% | Not available | Partial |
| 2025 | +0.0% | +270.9% | 0.4% | Not available | Partial |
| 2024 | +199.5% ! | -8.0% | 0.1% | No billing data | Verified |
| 2023 | +0.0% | +188.1% | 0.3% | No billing data | Verified |
| 2022 | +33.7% | -87.5% | 0.1% | No billing data | Verified |
| 2021 | base year | — | 1.2% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +300.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +33.6% | +53.4% | +41.4% | +199.5% | 2024 | +0.0% | 2023 |
| Assessment Ratio | 0.3% | 0.4% | — | 1.2% | 2021 | 0.1% | 2022 |
| 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 |
$106 | $73 | ~$331,061 | $106 | 2025 | $37 | 2022 |
Market value changed by 199% 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 | ~$8,664,604 | ~$8,664,604 | ~1.9301% | ~$167,238 | +41.4% |
| 2028 | ~$12,253,600 | ~$12,253,600 | ~1.8433% | ~$225,874 | +100.0% |
| 2029 | ~$17,329,207 | ~$17,329,207 | ~1.7565% | ~$304,390 | +182.8% |
| 2030 | ~$24,507,200 | ~$24,507,200 | ~1.6697% | ~$409,198 | +300.0% |
| 2031 | ~$34,658,415 | ~$34,658,415 | ~1.5829% | ~$548,607 | +465.7% |
| 2027 | ~$8,542,068 | ~$8,542,068 | ~2.0169% | ~$172,289 | +39.4% |
| 2028 | ~$11,909,467 | ~$11,909,467 | ~2.0169% | ~$240,207 | +94.4% |
| 2029 | ~$16,604,340 | ~$16,604,340 | ~2.0169% | ~$334,900 | +171.0% |
| 2030 | ~$23,149,996 | ~$23,149,996 | ~2.0169% | ~$466,922 | +277.8% |
| 2031 | ~$32,276,038 | ~$32,276,038 | ~2.0169% | ~$650,989 | +426.8% |
| 2027 | ~$8,787,140 | ~$8,787,140 | ~1.8867% | ~$165,790 | +43.4% |
| 2028 | ~$12,602,635 | ~$12,602,635 | ~1.7565% | ~$221,367 | +105.7% |
| 2029 | ~$18,074,870 | ~$18,074,870 | ~1.6263% | ~$293,952 | +195.0% |
| 2030 | ~$25,923,223 | ~$25,923,223 | ~1.4961% | ~$387,834 | +323.1% |
| 2031 | ~$37,179,439 | ~$37,179,439 | ~1.3659% | ~$507,825 | +506.8% |
In 2025, this property's market value of $4,586,872 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 8× 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 | $4,586,872 | $179,824 | $561,432 | $1,355,511 | ↑ Top 25% | +0.0% |
| 2024 | $4,586,872 | $193,498 | $574,650 | $1,361,070 | ↑ Top 25% | +23.7% |
| 2023 | $1,531,700 | $150,007 | $423,072 | $1,000,412 | ↑ Top 25% | +0.0% |
| 2022 | $1,531,700 | $166,375 | $416,994 | $932,726 | ↑ Top 25% | +46.1% |
| 2021 | $1,145,297 | $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 | — |