CRUMLEY RANCH RD TX 78738
| Owner | S A INVESTMENTS SOUTH LP |
|---|---|
| Parcel ID | 0407870137 |
| Short ID | 936014 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 8,555,184 SF |
| Acres | 196.400 |
| Year Built | — |
| Legal | ABS 643 SUR 644 POGUE J & VAR SURS ACR 257.0234 (1-D-1W) (119.6205AC IN TRAVIS CO) |
| Neighborhood | _RGN220 |
| Land | $6,645,085 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $6,645,085 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $6,319,976 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $6,319,976 |
| Value Limitation Adjustment (−) (homestead cap) | −$6,297,196 |
| Net Appraised (assessed) | $22,780 |
| Taxable Value | $22,780 |
|---|
Appreciation: Market value has risen +148.2% from $2,546,762 (2021) to $6,319,976 (2025), a CAGR of 25.5% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2022), 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 4 taxing entities is 1.6240% in 2025 (+0.0184% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $370. Lake Travis ISD is the largest single contributor, at 64.0% of the total 2025 levy.
Assessment Gap: Assessed value ($22,780) is $6,297,196 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 105% of market value ($6,645,085 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 $6,319,976, 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 -15.3% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $1,456,158 by 2031, with an estimated annual tax burden around $20,457. 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $168.16 | $168.16 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $60.79 | $60.79 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $19.09 | $19.09 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $14.62 | $14.62 | Paid |
| Combined Rate | 1.7993% | 1.7157% | 1.5625% | 1.6056% | 1.6240% | +0.0184% | $262.66 | $262.66 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $168.16 | 64.0% |
| TCO Travis County | 0.3758% | $60.79 | 23.1% |
| THD Travis Central Health | 0.1180% | $19.09 | 7.3% |
| E06 Travis County ESD # 06 | 0.0904% | $14.62 | 5.6% |
| Total | 1.6240% | $262.66 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,338,800 | $6,319,976 | -47.2% |
| Assessed Value | $21,060 | $22,780 | -7.6% |
| Land Value | $3,338,800 | $6,645,085 | -49.8% |
| Improvement Value | — | — | — |
| Taxable Value | $21,060 | $22,780 | -7.6% |
| HS Cap Loss | -$3,317,740 | — | |
| Total Tax 2026 = estimate |
~$342
Estimated
|
~$263
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $3,338,800 | $3,338,800 | — | −$3,317,740 | $21,060 | $21,060 | Not yet — post-cert | Preliminary |
| 2025 | $6,319,976 | $6,645,085 | — | −$6,297,196 | $22,780 | $22,780 | ~$263 | Partial |
| 2024 | $7,453,679 | $8,669,488 | — | −$7,440,352 | $13,327 | $13,327 | $214 | Verified |
| 2023 | $6,484,789 | $6,484,789 | — | −$6,471,576 | $13,213 | $13,213 | $206 | Verified |
| 2022 | $6,484,789 | $6,484,789 | — | −$6,472,547 | $12,242 | $12,242 | $210 | Verified |
| 2021 | $2,546,762 | — | — | −$2,522,843 | $23,919 | $11,242 | $202 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -47.2% | -7.6% | 0.6% | Not available | Partial |
| 2025 | -15.2% | +70.9% | 0.4% | Not available | Partial |
| 2024 | +14.9% | +0.9% | 0.2% | No billing data | Verified |
| 2023 | +0.0% | +7.9% | 0.2% | No billing data | Verified |
| 2022 | +154.6% ! | -48.8% | 0.2% | No billing data | Verified |
| 2021 | base year | — | 0.9% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +148.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -47.2% | +21.4% | -15.3% | +154.6% | 2022 | -47.2% | 2026 |
| Assessment Ratio | 0.6% | 0.4% | — | 0.9% | 2021 | 0.2% | 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 |
$263 | $219 | ~$31,429 | $263 | 2025 | $202 | 2021 |
Market value changed by 155% 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 | ~$2,828,226 | ~$2,828,226 | ~1.5801% | ~$44,690 | -15.3% |
| 2028 | ~$2,395,729 | ~$2,395,729 | ~1.5363% | ~$36,806 | -28.2% |
| 2029 | ~$2,029,370 | ~$2,029,370 | ~1.4925% | ~$30,288 | -39.2% |
| 2030 | ~$1,719,036 | ~$1,719,036 | ~1.4487% | ~$24,903 | -48.5% |
| 2031 | ~$1,456,158 | ~$1,456,158 | ~1.4048% | ~$20,457 | -56.4% |
| 2027 | ~$3,171,860 | ~$3,171,860 | ~1.6240% | ~$51,510 | -5.0% |
| 2028 | ~$3,013,267 | ~$3,013,267 | ~1.6240% | ~$48,934 | -9.8% |
| 2029 | ~$2,862,604 | ~$2,862,604 | ~1.6240% | ~$46,488 | -14.3% |
| 2030 | ~$2,719,473 | ~$2,719,473 | ~1.6240% | ~$44,163 | -18.5% |
| 2031 | ~$2,583,500 | ~$2,583,500 | ~1.6240% | ~$41,955 | -22.6% |
| 2027 | ~$2,895,002 | ~$2,895,002 | ~1.5582% | ~$45,111 | -13.3% |
| 2028 | ~$2,510,194 | ~$2,510,194 | ~1.4925% | ~$37,464 | -24.8% |
| 2029 | ~$2,176,535 | ~$2,176,535 | ~1.4267% | ~$31,054 | -34.8% |
| 2030 | ~$1,887,226 | ~$1,887,226 | ~1.3610% | ~$25,685 | -43.5% |
| 2031 | ~$1,636,373 | ~$1,636,373 | ~1.2953% | ~$21,195 | -51.0% |
In 2025, this property's market value of $6,319,976 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 11× 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 | $6,319,976 | $179,824 | $561,432 | $1,355,511 | ↑ Top 25% | +0.0% |
| 2024 | $7,453,679 | $193,498 | $574,650 | $1,361,070 | ↑ Top 25% | +23.7% |
| 2023 | $6,484,789 | $150,007 | $423,072 | $1,000,412 | ↑ Top 25% | +0.0% |
| 2022 | $6,484,789 | $166,375 | $416,994 | $932,726 | ↑ Top 25% | +46.1% |
| 2021 | $2,546,762 | $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 | — |