COW CREEK RD TX 78654
| Owner | LAND UNLIMITED INC |
|---|---|
| Parcel ID | 0517060107 |
| Short ID | 353952 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 217,800 SF |
| Acres | 5.000 |
| Year Built | — |
| Legal | ABS 221 SUR 29 DAVIS N ACR 5.000 (1-D-1) |
| Neighborhood | _RGN150 |
| Land | $175,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $175,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $175,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $175,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$174,331 |
| Net Appraised (assessed) | $669 |
| Taxable Value | $669 |
|---|
Appreciation: Market value has risen +250.0% from $50,000 (2021) to $175,000 (2025), a CAGR of 36.8% 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 6 taxing entities is 1.8841% in 2025 (+0.0525% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $13. Leander ISD is the largest single contributor, at 57.7% of the total 2025 levy.
Assessment Gap: Assessed value ($669) is $174,331 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 ($175,000 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 $175,000, this parcel sits in the bottom quartile (<25th 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 -33.1% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $10,038 by 2031, with an estimated annual tax burden around $161. 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% | $7.27 | $7.27 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2.51 | $2.51 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $0.79 | $0.79 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $0.69 | $0.69 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $0.67 | $0.67 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $0.67 | $0.67 | Paid |
| Combined Rate | 2.1110% | 1.9686% | 1.7968% | 1.8316% | 1.8841% | +0.0525% | $12.60 | $12.60 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILE Leander ISD | 1.0869% | $7.27 | 57.7% |
| TCO Travis County | 0.3758% | $2.51 | 19.9% |
| THD Travis Central Health | 0.1180% | $0.79 | 6.3% |
| ACT Austin Community College | 0.1034% | $0.69 | 5.5% |
| E01 Travis County ESD # 01 | 0.1000% | $0.67 | 5.3% |
| E07 Travis County ESD # 07 | 0.1000% | $0.67 | 5.3% |
| Total | 1.8841% | $12.60 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $75,000 | $175,000 | -57.1% |
| Assessed Value | $687 | $669 | +2.7% |
| Land Value | $75,000 | $175,000 | -57.1% |
| Improvement Value | — | — | — |
| Taxable Value | $687 | $669 | +2.7% |
| HS Cap Loss | -$74,313 | — | |
| Total Tax 2026 = estimate |
~$13
Estimated
|
~$13
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $75,000 | $75,000 | — | −$74,313 | $687 | $687 | Not yet — post-cert | Preliminary |
| 2025 | $175,000 | $175,000 | — | −$174,331 | $669 | $669 | ~$13 | Partial |
| 2024 | $399,825 | $399,825 | — | −$399,210 | $615 | $615 | $11 | Verified |
| 2023 | $374,800 | $374,800 | — | −$374,181 | $619 | $619 | $11 | Verified |
| 2022 | $374,800 | $374,800 | — | −$374,230 | $570 | $570 | $11 | Verified |
| 2021 | $50,000 | — | — | −$49,481 | $519 | $519 | $11 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -57.1% | +2.7% | 0.9% | Not available | Partial |
| 2025 | -56.2% | +8.8% | 0.4% | Not available | Partial |
| 2024 | +6.7% | -0.6% | 0.2% | No billing data | Verified |
| 2023 | +0.0% | +8.6% | 0.2% | No billing data | Verified |
| 2022 | +649.6% ! | +9.8% | 0.2% | No billing data | Verified |
| 2021 | base year | — | 1.0% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +250.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -57.1% | +108.6% | -33.1% | +649.6% | 2022 | -57.1% | 2026 |
| Assessment Ratio | 0.9% | 0.5% | — | 1.0% | 2021 | 0.2% | 2022 |
| Effective Tax Rate (2025) | 0.0100% | 0.0100% | — | 0.0100% | 2025 | 0.0100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$13 | $11 | ~$461 | $13 | 2025 | $11 | 2021 |
Market value changed by 650% 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 | ~$50,162 | ~$50,162 | ~1.8274% | ~$917 | -33.1% |
| 2028 | ~$33,550 | ~$33,550 | ~1.7707% | ~$594 | -55.3% |
| 2029 | ~$22,439 | ~$22,439 | ~1.7140% | ~$385 | -70.1% |
| 2030 | ~$15,008 | ~$15,008 | ~1.6573% | ~$249 | -80.0% |
| 2031 | ~$10,038 | ~$10,038 | ~1.6006% | ~$161 | -86.6% |
| 2027 | ~$71,250 | ~$71,250 | ~1.8841% | ~$1,342 | -5.0% |
| 2028 | ~$67,688 | ~$67,688 | ~1.8841% | ~$1,275 | -9.7% |
| 2029 | ~$64,303 | ~$64,303 | ~1.8841% | ~$1,212 | -14.3% |
| 2030 | ~$61,088 | ~$61,088 | ~1.8841% | ~$1,151 | -18.5% |
| 2031 | ~$58,034 | ~$58,034 | ~1.8841% | ~$1,093 | -22.6% |
| 2027 | ~$51,662 | ~$51,662 | ~1.7991% | ~$929 | -31.1% |
| 2028 | ~$35,586 | ~$35,586 | ~1.7140% | ~$610 | -52.6% |
| 2029 | ~$24,513 | ~$24,513 | ~1.6289% | ~$399 | -67.3% |
| 2030 | ~$16,885 | ~$16,885 | ~1.5439% | ~$261 | -77.5% |
| 2031 | ~$11,631 | ~$11,631 | ~1.4588% | ~$170 | -84.5% |
In 2025, this property's market value of $175,000 places it in the bottom 25% for Agricultural properties in Travis County (7602 comparable) — -69% below 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 | $175,000 | $179,824 | $561,432 | $1,355,511 | ↓ Bottom 25% | +0.0% |
| 2024 | $399,825 | $193,498 | $574,650 | $1,361,070 | ↓ Below median | +23.7% |
| 2023 | $374,800 | $150,007 | $423,072 | $1,000,412 | ↓ Below median | +0.0% |
| 2022 | $374,800 | $166,375 | $416,994 | $932,726 | ↓ Below median | +46.1% |
| 2021 | $50,000 | $105,498 | $286,444 | $607,111 | ↓ Bottom 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 | — |