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417 MESA GRANDE DR TX 78749

Travis County, TX · Agricultural Appraisal: 2025 Certified Billing: 2025 Partial 2021–24 billing ✓
2025 Certified
Market Value
$1,586,280
2025 Verified
Taxable Value
$2,792
2025 Verified (100% below market)
Total Tax
~$53
2025 Partial
Effective Tax Rate (2025)
0.0000%
2025 Tax ÷ 2025 Market Value Partial
2026 Preliminary
Market Value
$1,254,479
-20.9% 2025 → 2026 Preliminary
Taxable Value
$2,581
2026 Preliminary (100% below market)
Est. 2026 Total Tax
~$49
2026 Estimated
Est. 2026 Effective Tax Rate
0.0039%
Est. 2026 Tax ÷ 2026 Market Value Estimated
Overview History Projection Position
2026 Property Tax Calendar Today: July 20, 2026
Valuation Date
Jan 1
Notices Mailed
Apr 15
Protest DeadlineYou are here
May 15
5 days to next
Roll Certified
Jul 25
This parcel's 2026 values are still Preliminary as of today.
Rates Adopted
Sep 1
Bills Mailed
Oct 1
Payment Due
Jan 31
Statutory Travis County annual property-tax calendar — Tax Code §23.01 (valuation), §41.44 (protest deadline); see TCAD's Property Tax System ↗ and the Travis County Tax Office's Truth in Taxation Summary ↗ for full citations (also on the Info page). "Notices Mailed" and "Protest Deadline" show the general statutory window — this parcel's own notice-mailed date isn't in Parcelytics' dataset, so it isn't shown as if it were.
Property Info
Owner DING MICHAEL PHAM & KANDICE R
Parcel ID 0525570112
Short ID 487091
Type Real
Use Code D1 Acreage — Qualified Open-Space Land (1-d-1)
Valuation Productivity
Improvement SF —
Land SF 1,048,576 SF
Acres 24.072
Year Built —
Legal ABS 2193 SUR 177 G C & S F R R CO ACR 24.072 [1-D-1]
Neighborhood _RGN145
View this property on TCAD ↗
Current Values 2025 Certified
Land$1,586,280
Special Use Land MarketNot Available
Total Land $1,586,280
Improvement—
Total Improvement —
Market$1,586,280
Special Use Exclusion (−)Not Available
Appraised$1,586,280
Value Limitation Adjustment (−) (homestead cap)−$1,583,488
Net Appraised (assessed) $2,792
Taxable Value $2,792
Build-up from 2025 TCAD certified values. Land and Improvement are shown as single totals — Parcelytics' loaders capture one aggregate value per year, not TCAD's Homesite / Non-Homesite split. Special Use Land Market and Special Use Exclusion (agricultural/productivity valuation) are not in the current dataset.
Satellite View Imagery: Esri
Satellite image not available
We couldn't locate this property on the map — this can happen for parcels whose address our geocoder can't confidently match.
Investor Insight Report

Appreciation: Market value has risen +87.8% from $844,830 (2021) to $1,586,280 (2025), a CAGR of 17.1% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. Over the same span, the median Agricultural parcel countywide rose +96.0%, so this parcel has lagged 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 $53. Leander ISD is the largest single contributor, at 57.7% of the total 2025 levy.

Assessment Gap: Assessed value ($2,792) is $1,583,488 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.

Investment Snapshot — 2025 certified basis
Building (Main)
—
Gross Building
—
Land
1,048,576 SF
24.072 ac
Value / Bldg SF
—
all-in (incl. land)
Land $/SF
$2
land value only
Land Value Share
100%
Year Built
—
Eff. Tax Rate
0.000%
total tax ÷ market value
Assessment Ratio
0.2%
below typical ~100%
Est. Annual Tax
$53
2025 taxable × rate

Value Composition: Land carries 100% of market value ($1,586,280 land vs $0 improvements), about $2/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 $1,586,280, 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 +0.6% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $1,292,064 by 2031, with an estimated annual tax burden around $20,681. 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.

Property Tax & County News Travis County · live feed
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Headlines via Google News for “Travis County property tax” / Travis Central Appraisal District. Dates and sources as published; links open the original source in a new tab. Updated hourly.
Post-Acquisition Tax Estimate Estimate · Not a prediction
Property: · 24.072 ac lot
$

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.

Rate Environment
Historical Tax Rates by Entity (Travis County)
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% $30.35 $30.35 Paid
TCO Travis County 0.3574% 0.3182% 0.3047% 0.3444% 0.3758% +0.0314% $10.49 $10.49 Paid
THD Travis Central Health 0.1118% 0.0987% 0.1007% 0.1080% 0.1180% +0.0101% $3.30 $3.30 Paid
ACT Austin Community College 0.1048% 0.0987% 0.0986% 0.1013% 0.1034% +0.0021% $2.89 $2.89 Paid
E01 Travis County ESD # 01 0.1000% 0.1000% 0.1000% 0.1000% 0.1000% +0.0000% $2.79 $2.79 Paid
E07 Travis County ESD # 07 0.1000% 0.0784% 0.0842% 0.0910% 0.1000% +0.0090% $2.79 $2.79 Paid
Combined Rate 2.1110% 1.9686% 1.7968% 1.8316% 1.8841% +0.0525% $52.61 $52.61 Paid
Rate columns (2021–2025) from Travis County tax rate records. 2025 billing from Travis County Tax Office open data. — = entity not in rate records for that year.
2025 Tax Burden — Entity Split
ILE
57.7% $30
TCO
19.9% $10
THD
6.3% $3
ACT
5.5% $3
E01
5.3% $3
E07
5.3% $3
Total: $53
2025 billing by taxing entity, ranked by share of total. From Travis County Tax Office open data.
2025 Tax by Entity — Rate, Amount & Share
Entity Tax Rate Amount Due Share
ILE Leander ISD 1.0869% $30.35 57.7%
TCO Travis County 0.3758% $10.49 19.9%
THD Travis Central Health 0.1180% $3.30 6.3%
ACT Austin Community College 0.1034% $2.89 5.5%
E01 Travis County ESD # 01 0.1000% $2.79 5.3%
E07 Travis County ESD # 07 0.1000% $2.79 5.3%
Total 1.8841% $52.61 100.0%
Value History 2021–2026
Current & Preliminary Values
2026 Preliminary Preliminary 2025 Certified Certified Change 2025→2026
Market Value $1,254,479 $1,586,280 -20.9%
Assessed Value $2,581 $2,792 -7.6%
Land Value $1,254,479 $1,586,280 -20.9%
Improvement Value — — —
Taxable Value $2,581 $2,792 -7.6%
HS Cap Loss -$1,251,898 —
Total Tax 2026 = estimate
~$49
Estimated
~$53
Partial
2026 from June 9, 2026 TCAD preliminary export — subject to change; certified July 25, 2026. No 2026 tax billing until post-certification. Estimated 2026 Total Tax = 2026 preliminary taxable value × 2025 blended entity rates. Actual 2026 tax set after certification and entity budget adoption.
Value History (2021–2026)
Year Market Value Land Value Imprv Value Value Limitation Adj (−) Net Appraised (Assessed) Taxable Value Total Tax Source
2026 Pre $1,254,479 $1,254,479 — −$1,251,898 $2,581 $2,581 Not yet — post-cert Preliminary
2025 $1,586,280 $1,586,280 — −$1,583,488 $2,792 $2,792 ~$53 Partial
2024 $1,586,280 $1,586,280 — −$1,583,624 $2,656 $2,656 $49 Verified
2023 $1,225,200 $1,225,200 — −$1,222,567 $2,633 $2,633 $47 Verified
2022 $1,225,200 $1,225,200 — −$1,222,761 $2,439 $2,439 $48 Verified
2021 $844,830 — — −$842,590 $2,240 $2,240 $45 Verified
Data sources: 2025 — TCAD Certified Appraisal Export (Appraisal: Certified — this describes property value data, not tax billing; see each row's Source column above for billing confidence). 2021–2024 values — Texas Comptroller Annual Jurisdiction Roll (AJR). 2021–2024 tax — sourced directly from Travis County Tax Office billing records (Verified); this is a comprehensive countywide billing load, not a rate-based estimate or portal receipt. See the "2021–24 billing" badge above for this specific parcel's coverage. 2026 — TCAD Preliminary Export, June 9, 2026 (Preliminary — subject to change until July 25, 2026 certification). The totals above are what's Verified for 2021–2024. This page's per-entity billing breakdown (the "2025 Tax by Entity" table) is shown for 2025 only. ! = assessed value exceeds market value in source data — known AJR data quality issue. "Value Limitation Adj" is the same homestead-cap deduction shown in the Current Values panel, computed per year as Market − Assessed. TCAD's own page also shows "Special Use Land Market" and "Special Use Exclusion" — not in Parcelytics' dataset, so they're omitted here rather than shown as $0 (see Current Values panel note).
Value Trend
Market Value vs. Taxable Value gap up to 99.8%
The gap between these two lines is a homestead cap or exemption reducing what's actually taxed below the certified market value -- not a data error. Same market_value / taxable_value figures as the Value History table above.
Year-over-Year Growth & Assessment Metrics
Year MktVal YoY Assessed YoY Asmt Ratio Eff. Tax Rate Coverage
2026 -20.9% -7.6% 0.2% Not available Partial
2025 +0.0% +5.1% 0.2% Not available Partial
2024 +29.5% +0.9% 0.2% No billing data Verified
2023 +0.0% +8.0% 0.2% No billing data Verified
2022 +45.0% +8.9% 0.2% No billing data Verified
2021 base year — 0.3% No billing data Verified
Cumulative market value growth (earliest valid year → 2025): +87.8%
Verified = 2025 data with real billing. Partial = 2021–2024 rows in this table reflect AJR appraisal values; billing fields in this table aren't populated for those years (see the Value & Tax History table above for verified 2021–2024 billing). YoY = year-over-year percent change. Assessment ratio = assessed ÷ market.
Annual Trends Tax billing 2025 only
12 Month Hist. Avg Forecast Avg Peak When Trough When
Market Value Growth -20.9% +10.7% +0.6% +45.0% 2022 -20.9% 2026
Assessment Ratio 0.2% 0.2% — 0.3% 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 		$53 $48 ~$21,878 $53 2025 $45 2021
12 Month = most recent available year-over-year figure (2025→2026 preliminary if loaded, else 2024→2025). Hist. Avg = average across available AJR 2021–2026 data. Forecast Avg = average of 5-year projection (estimated, not a recorded value). Peak / Trough = highest / lowest observed in the dataset; "When" = year it occurred.
Risk Indicators
Risk Indicators
✓
No risk indicators flagged

No large value jumps, delinquencies, or data anomalies found for this parcel.

6-Year Projection Estimates Only
5-Year Tax Projection — Scenario Bands ⓘ Estimates Only
Show illustrative scenario:
Year ~Mkt Value ~Assessed ~Rate ~Ann. Tax Value Δ
2027 ~$1,261,907 ~$1,261,907 ~1.8274% ~$23,060 +0.6%
2028 ~$1,269,380 ~$1,269,380 ~1.7707% ~$22,477 +1.2%
2029 ~$1,276,897 ~$1,276,897 ~1.7140% ~$21,886 +1.8%
2030 ~$1,284,458 ~$1,284,458 ~1.6573% ~$21,287 +2.4%
2031 ~$1,292,064 ~$1,292,064 ~1.6006% ~$20,681 +3.0%
These are illustrative scenarios, not statistical confidence ranges. ¹ Based on 2022–2026 preliminary trend, projected forward from 2026. Low: CAGR −2 pp, rates flat. Base: historical CAGR + rate trend (avg YoY change, 2021–2025). High: CAGR +2 pp, rates trend ×1.5. Actual values set by TCAD appraisal and taxing budgets each year.
Formula (per year i = 1–5 years ahead of the baseline year above): Market Value = Base Market × (1 + CAGR)i. Assessed Value = min(Base Assessed × 1.10i, Market Value) if this parcel carries a homestead cap, else = Market Value. Rate = max(0%, Current Combined Rate + Avg. Annual Rate Change × band multiplier × i). Est. Tax = Assessed Value × Rate ÷ 100. Band multiplier: Low = 0 (flat rates), Base = 1.0, High = 1.5. CAGR: Base = observed value CAGR over the baseline window; Low = max(−5%, Base − 2 pp); High = Base + 2 pp.
Submarket Position
Where This Property Stands — Agricultural Benchmark

In 2025, this property's market value of $1,586,280 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — +183% above 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 $1,586,280 $179,824 $561,432 $1,355,511 ↑ Top 25% +0.0%
2024 $1,586,280 $193,498 $574,650 $1,361,070 ↑ Top 25% +23.7%
2023 $1,225,200 $150,007 $423,072 $1,000,412 ↑ Top 25% +0.0%
2022 $1,225,200 $166,375 $416,994 $932,726 ↑ Top 25% +46.1%
2021 $844,830 $105,498 $286,444 $607,111 ↑ Top 25% base yr
Benchmark figures for the Agricultural group. Bottom 25% / Median / Top 25% = 25th, 50th, 75th percentiles of county market values. Use Code filter runs a live query — count shown reflects actual records for the selected group. 2021–2024 values from the Texas Comptroller Annual Jurisdiction Roll (AJR) — TCAD's own certified data (Appraisal: Verified, unless a specific year's assessed value exceeds market value, in which case that year shows Partial; see the Value & Tax History table above for any flagged years). 2025 from Certified Export (Appraisal: Certified).
Documents & Sources
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 —
Every row above is a real source that fed this specific parcel's page — not a static list. Sources that don't apply to this parcel (e.g. no delinquency on file) are simply omitted rather than shown empty. See the About page for the site-wide summary of these same sources.