RANCHO MIRAGE TX 78641
| Owner | ASHTON ANDREW & KELLI ASHTON |
|---|---|
| Parcel ID | 0510480301 |
| Short ID | 513892 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 232,174 SF |
| Acres | 5.330 |
| Year Built | — |
| Legal | LOT 63 BLK C GRAND MESA AT CRYSTAL FALLS |
| Neighborhood | T2440 |
| Land | $900,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $900,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $900,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $900,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$333,000 |
| Net Appraised (assessed) | $567,000 |
| Taxable Value | $567,000 |
|---|
Appreciation: Market value has risen +546.4% from $139,230 (2021) to $900,000 (2025), a CAGR of 59.5% 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 Land/Vacant parcel countywide rose +283.7%, so this parcel has outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.1014% in 2025 (+0.0436% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $11,915. Leander ISD is the largest single contributor, at 51.7% of the total 2025 levy.
Assessment Gap: Assessed value ($567,000) is $333,000 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 100% of market value ($900,000 land vs $0 improvements), about $4/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 $900,000, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $84,423 (P25 $24,862 / P75 $362,804, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant 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 +62.5% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $17,816,742 by 2031, with an estimated annual tax burden around $309,996. 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILE Leander ISD | 1.3370% | 1.2746% | 1.1087% | 1.0869% | 1.0869% | +0.0000% | $6,162.72 | $6,162.72 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $2,365.99 | $2,365.99 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,131.04 | $2,131.04 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $669.19 | $669.19 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $586.28 | $586.28 | Paid |
| Combined Rate | 2.3907% | 2.2225% | 2.0299% | 2.0579% | 2.1014% | +0.0436% | $11,915.22 | $11,915.22 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILE Leander ISD | 1.0869% | $6,162.72 | 51.7% |
| CLE City of Leander | 0.4173% | $2,365.99 | 19.9% |
| TCO Travis County | 0.3758% | $2,131.04 | 17.9% |
| THD Travis Central Health | 0.1180% | $669.19 | 5.6% |
| ACT Austin Community College | 0.1034% | $586.28 | 4.9% |
| Total | 2.1014% | $11,915.22 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,575,000 | $900,000 | +75.0% |
| Assessed Value | $680,400 | $567,000 | +20.0% |
| Land Value | $1,575,000 | $900,000 | +75.0% |
| Improvement Value | — | — | — |
| Taxable Value | $680,400 | $567,000 | +20.0% |
| HS Cap Loss | -$894,600 | — | |
| Total Tax 2026 = estimate |
~$14,298
Estimated
|
~$11,915
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,575,000 | $1,575,000 | — | −$894,600 | $680,400 | $680,400 | Not yet — post-cert | Preliminary |
| 2025 | $900,000 | $900,000 | — | −$333,000 | $567,000 | $567,000 | ~$11,915 | Partial |
| 2024 | $472,500 | $472,500 | — | — | $472,500 | $472,500 | $9,724 | Verified |
| 2023 | $472,500 | $472,500 | — | — | $472,500 | $472,500 | $9,591 | Verified |
| 2022 | $139,230 | $139,230 | — | — | $139,230 | $139,230 | $3,094 | Verified |
| 2021 | $139,230 | $139,230 | — | — | $139,230 | $139,230 | $3,329 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +75.0% | +20.0% | 43.2% | Not available | Partial |
| 2025 | +90.5% ! | +20.0% | 63.0% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2023 | +239.4% ! | +239.4% | ~100% | No billing data | Verified |
| 2022 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +546.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +75.0% | +81.0% | +62.4% | +239.4% | 2023 | +0.0% | 2022 |
| Assessment Ratio | 43.2% | 84.4% | — | 100.0% | 2021 | 43.2% | 2026 |
| Effective Tax Rate (2025) | 1.3200% | 1.3200% | — | 1.3200% | 2025 | 1.3200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$11,915 | $7,531 | ~$153,848 | $11,915 | 2025 | $3,094 | 2022 |
Market value changed by 239% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$2,558,528 | ~$2,558,528 | ~2.0291% | ~$51,916 | +62.4% |
| 2028 | ~$4,156,231 | ~$4,156,231 | ~1.9568% | ~$81,331 | +163.9% |
| 2029 | ~$6,751,639 | ~$6,751,639 | ~1.8845% | ~$127,237 | +328.7% |
| 2030 | ~$10,967,780 | ~$10,967,780 | ~1.8122% | ~$198,761 | +596.4% |
| 2031 | ~$17,816,742 | ~$17,816,742 | ~1.7399% | ~$309,996 | +1031.2% |
| 2027 | ~$2,527,028 | ~$2,527,028 | ~2.1014% | ~$53,104 | +60.4% |
| 2028 | ~$4,054,520 | ~$4,054,520 | ~2.1014% | ~$85,204 | +157.4% |
| 2029 | ~$6,505,323 | ~$6,505,323 | ~2.1014% | ~$136,706 | +313.0% |
| 2030 | ~$10,437,543 | ~$10,437,543 | ~2.1014% | ~$219,340 | +562.7% |
| 2031 | ~$16,746,640 | ~$16,746,640 | ~2.1014% | ~$351,922 | +963.3% |
| 2027 | ~$2,590,028 | ~$2,590,028 | ~1.9930% | ~$51,619 | +64.4% |
| 2028 | ~$4,259,202 | ~$4,259,202 | ~1.8845% | ~$80,266 | +170.4% |
| 2029 | ~$7,004,095 | ~$7,004,095 | ~1.7761% | ~$124,398 | +344.7% |
| 2030 | ~$11,517,969 | ~$11,517,969 | ~1.6676% | ~$192,075 | +631.3% |
| 2031 | ~$18,940,861 | ~$18,940,861 | ~1.5591% | ~$295,316 | +1102.6% |
In 2025, this property's market value of $900,000 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 11× the county median of $84,423. Land/Vacant here is the broad TCAD category — every land/vacant 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 | $900,000 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $472,500 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $472,500 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $139,230 | $15,000 | $55,000 | $180,000 | ↑ Above median | +100.0% |
| 2021 | $139,230 | $8,000 | $22,000 | $81,900 | ↑ 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 | — |