STAGECOACH RANCH RD TX 78620
| Owner | WEHRMAN LAURENCE A & CHARLOTTE |
|---|---|
| Parcel ID | 0518260116 |
| Short ID | 354714 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 435,600 SF |
| Acres | 10.000 |
| Year Built | — |
| Legal | LOT 3 STAGECOACH RANCH SEC 5 (1.4300AC IN TRAVIS CO) |
| Neighborhood | P5270 |
| Land | $550,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $550,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $550,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $550,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$469,475 |
| Net Appraised (assessed) | $80,525 |
| Exemptions on file | HS |
|---|---|
| Taxable Value | $80,525 |
Appreciation: Market value has risen +900.0% from $55,000 (2021) to $550,000 (2025), a CAGR of 77.8% 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 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 3 taxing entities is 0.5843% in 2025 (+0.0443% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $470. Travis County is the largest single contributor, at 57.3% of the total 2025 levy.
Assessment Gap: Assessed value ($80,525) is $469,475 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 ($550,000 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 $550,000, 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 +58.5% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $5,500,000 by 2031, with an estimated annual tax burden around $860. 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 |
|---|---|---|---|---|---|---|---|---|---|
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $23.58 | $23.58 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $10.19 | $10.19 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $7.40 | $7.40 | Paid |
| Combined Rate | 0.5692% | 0.5036% | 0.4884% | 0.5400% | 0.5843% | +0.0443% | $41.17 | $41.17 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| TCO Travis County | 0.3758% | $23.58 | 57.3% |
| E06 Travis County ESD # 06 | 0.0904% | $10.19 | 24.8% |
| THD Travis Central Health | 0.1180% | $7.40 | 18.0% |
| Total | 0.5843% | $41.17 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $550,000 | $550,000 | +0.0% |
| Assessed Value | $88,577 | $80,525 | +10.0% |
| Land Value | $550,000 | $550,000 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $88,577 | $80,525 | +10.0% |
| Exemptions | HS | HS | |
| HS Cap Loss | -$461,423 | — | |
| Total Tax 2026 = estimate |
~$518
Estimated
|
~$41
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $550,000 | $550,000 | — | −$461,423 | $88,577 | $88,577 | Not yet — post-cert | Preliminary |
| 2025 | $550,000 | $550,000 | — | −$469,475 | $80,525 | $80,525 | ~$41 | Partial |
| 2024 | $750,000 | $750,000 | — | −$739,751 | $10,249 | $5,249 | $33 | Verified |
| 2023 | $750,000 | $750,000 | — | −$740,683 | $9,317 | $4,317 | $25 | Verified |
| 2022 | $750,000 | $750,000 | — | −$645,000 | $105,000 | $105,000 | $22 | Verified |
| 2021 | $55,000 | $55,000 | — | — | $55,000 | $7,700 | $20 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +10.0% | 16.1% | Not available | Partial |
| 2025 | -26.7% | +685.7% | 14.6% | Not available | Partial |
| 2024 | +0.0% | +10.0% | 1.4% | No billing data | Verified |
| 2023 | +0.0% | -91.1% | 1.2% | No billing data | Verified |
| 2022 | +1263.6% ! | +90.9% | 14.0% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +900.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +247.4% | +58.5% | +1263.6% | 2022 | -26.7% | 2025 |
| Assessment Ratio | 16.1% | 24.6% | — | 100.0% | 2021 | 1.2% | 2023 |
| 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 |
$41 | $28 | ~$709 | $41 | 2025 | $20 | 2021 |
Market value changed by 1264% 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 | ~$871,691 | ~$97,435 | ~0.5880% | ~$573 | +58.5% |
| 2028 | ~$1,381,538 | ~$107,178 | ~0.5918% | ~$634 | +151.2% |
| 2029 | ~$2,189,589 | ~$117,896 | ~0.5956% | ~$702 | +298.1% |
| 2030 | ~$3,470,265 | ~$129,686 | ~0.5994% | ~$777 | +531.0% |
| 2031 | ~$5,500,000 | ~$142,654 | ~0.6031% | ~$860 | +900.0% |
| 2027 | ~$860,691 | ~$97,435 | ~0.5843% | ~$569 | +56.5% |
| 2028 | ~$1,346,890 | ~$107,178 | ~0.5843% | ~$626 | +144.9% |
| 2029 | ~$2,107,739 | ~$117,896 | ~0.5843% | ~$689 | +283.2% |
| 2030 | ~$3,298,386 | ~$129,686 | ~0.5843% | ~$758 | +499.7% |
| 2031 | ~$5,161,622 | ~$142,654 | ~0.5843% | ~$833 | +838.5% |
| 2027 | ~$882,691 | ~$97,435 | ~0.5899% | ~$575 | +60.5% |
| 2028 | ~$1,416,625 | ~$107,178 | ~0.5956% | ~$638 | +157.6% |
| 2029 | ~$2,273,532 | ~$117,896 | ~0.6012% | ~$709 | +313.4% |
| 2030 | ~$3,648,776 | ~$129,686 | ~0.6069% | ~$787 | +563.4% |
| 2031 | ~$5,855,896 | ~$142,654 | ~0.6126% | ~$874 | +964.7% |
In 2025, this property's market value of $550,000 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 7× 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 | $550,000 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $750,000 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $750,000 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $750,000 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $55,000 | $8,000 | $22,000 | $81,900 | ↑ Above median | 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 | — |