26109 CALHOUN LN TX 78641
| Owner | PETERS DORAN |
|---|---|
| Parcel ID | 0525870112 |
| Short ID | 355205 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 1,958,763 SF |
| Acres | 44.967 |
| Year Built | — |
| Legal | ABS 547 SUR 20 MOORE R ACR 44.967 (1-D-1) |
| Neighborhood | _RGN145 |
| Land | $1,573,511 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,573,511 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,573,511 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,573,511 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,568,295 |
| Net Appraised (assessed) | $5,216 |
| Taxable Value | $5,216 |
|---|
Appreciation: Market value has risen +249.6% from $450,107 (2021) to $1,573,511 (2025), a CAGR of 36.7% 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 $98. Leander ISD is the largest single contributor, at 57.7% of the total 2025 levy.
Assessment Gap: Assessed value ($5,216) is $1,568,295 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 ($1,573,511 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 $1,573,511, 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 -16.9% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $267,098 by 2031, with an estimated annual tax burden around $4,275. 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% | $56.69 | $56.69 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $19.60 | $19.60 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $6.16 | $6.16 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $5.39 | $5.39 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $5.22 | $5.22 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $5.21 | $5.21 | Paid |
| Combined Rate | 2.1110% | 1.9686% | 1.7968% | 1.8316% | 1.8841% | +0.0525% | $98.27 | $98.27 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILE Leander ISD | 1.0869% | $56.69 | 57.7% |
| TCO Travis County | 0.3758% | $19.60 | 19.9% |
| THD Travis Central Health | 0.1180% | $6.16 | 6.3% |
| ACT Austin Community College | 0.1034% | $5.39 | 5.5% |
| E01 Travis County ESD # 01 | 0.1000% | $5.22 | 5.3% |
| E07 Travis County ESD # 07 | 0.1000% | $5.21 | 5.3% |
| Total | 1.8841% | $98.27 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $674,505 | $1,573,511 | -57.1% |
| Assessed Value | $4,822 | $5,216 | -7.6% |
| Land Value | $674,505 | $1,573,511 | -57.1% |
| Improvement Value | — | — | — |
| Taxable Value | $4,822 | $5,216 | -7.6% |
| HS Cap Loss | -$669,683 | — | |
| Total Tax 2026 = estimate |
~$91
Estimated
|
~$98
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $674,505 | $674,505 | — | −$669,683 | $4,822 | $4,822 | Not yet — post-cert | Preliminary |
| 2025 | $1,573,511 | $1,573,511 | — | −$1,568,295 | $5,216 | $5,216 | ~$98 | Partial |
| 2024 | $1,573,511 | $1,573,511 | — | −$1,568,550 | $4,961 | $4,961 | $91 | Verified |
| 2023 | $1,123,841 | $1,123,841 | — | −$1,118,923 | $4,918 | $4,918 | $88 | Verified |
| 2022 | $1,415,260 | $1,415,260 | — | −$1,410,703 | $4,557 | $4,557 | $90 | Verified |
| 2021 | $450,107 | — | — | −$445,922 | $4,185 | $4,185 | $88 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -57.1% | -7.6% | 0.7% | Not available | Partial |
| 2025 | +0.0% | +5.1% | 0.3% | Not available | Partial |
| 2024 | +40.0% | +0.9% | 0.3% | No billing data | Verified |
| 2023 | -20.6% | +7.9% | 0.4% | No billing data | Verified |
| 2022 | +214.4% ! | +8.9% | 0.3% | No billing data | Verified |
| 2021 | base year | — | 0.9% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +249.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -57.1% | +35.3% | -16.9% | +214.4% | 2022 | -57.1% | 2026 |
| Assessment Ratio | 0.7% | 0.5% | — | 0.9% | 2021 | 0.3% | 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 |
$98 | $91 | ~$6,944 | $98 | 2025 | $88 | 2021 |
Market value changed by 214% 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 | ~$560,431 | ~$560,431 | ~1.8274% | ~$10,241 | -16.9% |
| 2028 | ~$465,650 | ~$465,650 | ~1.7707% | ~$8,245 | -31.0% |
| 2029 | ~$386,898 | ~$386,898 | ~1.7140% | ~$6,631 | -42.6% |
| 2030 | ~$321,465 | ~$321,465 | ~1.6573% | ~$5,328 | -52.3% |
| 2031 | ~$267,098 | ~$267,098 | ~1.6006% | ~$4,275 | -60.4% |
| 2027 | ~$640,780 | ~$640,780 | ~1.8841% | ~$12,073 | -5.0% |
| 2028 | ~$608,741 | ~$608,741 | ~1.8841% | ~$11,470 | -9.7% |
| 2029 | ~$578,304 | ~$578,304 | ~1.8841% | ~$10,896 | -14.3% |
| 2030 | ~$549,389 | ~$549,389 | ~1.8841% | ~$10,351 | -18.5% |
| 2031 | ~$521,919 | ~$521,919 | ~1.8841% | ~$9,834 | -22.6% |
| 2027 | ~$573,921 | ~$573,921 | ~1.7991% | ~$10,325 | -14.9% |
| 2028 | ~$488,337 | ~$488,337 | ~1.7140% | ~$8,370 | -27.6% |
| 2029 | ~$415,515 | ~$415,515 | ~1.6289% | ~$6,768 | -38.4% |
| 2030 | ~$353,553 | ~$353,553 | ~1.5439% | ~$5,458 | -47.6% |
| 2031 | ~$300,830 | ~$300,830 | ~1.4588% | ~$4,389 | -55.4% |
In 2025, this property's market value of $1,573,511 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — +180% 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 | $1,573,511 | $179,824 | $561,432 | $1,355,511 | ↑ Top 25% | +0.0% |
| 2024 | $1,573,511 | $193,498 | $574,650 | $1,361,070 | ↑ Top 25% | +23.7% |
| 2023 | $1,123,841 | $150,007 | $423,072 | $1,000,412 | ↑ Top 25% | +0.0% |
| 2022 | $1,415,260 | $166,375 | $416,994 | $932,726 | ↑ Top 25% | +46.1% |
| 2021 | $450,107 | $105,498 | $286,444 | $607,111 | ↑ 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 | — |