COW CREEK RD TX 78654
| Owner | YOUNGQUIST INVESTMENTS LTD |
|---|---|
| Parcel ID | 0533960104 |
| Short ID | 355448 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 8,886,240 SF |
| Acres | 204.000 |
| Year Built | — |
| Legal | ABS 2604 SUR 2 COCKE T I ACR 204.000 (1-D-1) |
| Neighborhood | _RGN145 |
| Land | $6,584,697 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $6,584,697 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $4,284,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,284,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$4,263,084 |
| Net Appraised (assessed) | $20,916 |
| Taxable Value | $20,916 |
|---|
Appreciation: Market value has risen +265.1% from $1,173,400 (2021) to $4,284,000 (2025), a CAGR of 38.2% 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 $394. Leander ISD is the largest single contributor, at 57.7% of the total 2025 levy.
Assessment Gap: Assessed value ($20,916) is $4,263,084 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 154% of market value ($6,584,697 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 $4,284,000, 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 -8.3% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $1,988,854 by 2031, with an estimated annual tax burden around $31,833. 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% | $193.24 | $193.24 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $66.82 | $66.82 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $20.98 | $20.98 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $18.38 | $18.38 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $17.78 | $17.78 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $17.77 | $17.77 | Paid |
| Combined Rate | 2.1110% | 1.9686% | 1.7968% | 1.8316% | 1.8841% | +0.0525% | $334.97 | $334.97 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILE Leander ISD | 1.0869% | $193.24 | 57.7% |
| TCO Travis County | 0.3758% | $66.82 | 19.9% |
| THD Travis Central Health | 0.1180% | $20.98 | 6.3% |
| ACT Austin Community College | 0.1034% | $18.38 | 5.5% |
| E01 Travis County ESD # 01 | 0.1000% | $17.78 | 5.3% |
| E07 Travis County ESD # 07 | 0.1000% | $17.77 | 5.3% |
| Total | 1.8841% | $334.97 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,060,000 | $4,284,000 | -28.6% |
| Assessed Value | $21,553 | $20,916 | +3.0% |
| Land Value | $3,060,000 | $6,584,697 | -53.5% |
| Improvement Value | — | — | — |
| Taxable Value | $21,553 | $20,916 | +3.0% |
| HS Cap Loss | -$3,038,447 | — | |
| Total Tax 2026 = estimate |
~$406
Estimated
|
~$335
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $3,060,000 | $3,060,000 | — | −$3,038,447 | $21,553 | $21,553 | Not yet — post-cert | Preliminary |
| 2025 | $4,284,000 | $6,584,697 | — | −$4,263,084 | $20,916 | $20,916 | ~$335 | Partial |
| 2024 | $4,284,000 | $6,584,697 | — | −$4,267,655 | $16,345 | $16,345 | $299 | Verified |
| 2023 | $4,300,000 | $4,544,697 | — | −$4,283,530 | $16,470 | $16,470 | $296 | Verified |
| 2022 | $4,319,329 | $5,067,851 | — | −$4,303,636 | $15,693 | $15,693 | $309 | Verified |
| 2021 | $1,173,400 | — | — | −$1,155,864 | $17,536 | $14,906 | $315 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -28.6% | +3.0% | 0.7% | Not available | Partial |
| 2025 | +0.0% | +28.0% | 0.5% | Not available | Partial |
| 2024 | -0.4% | -0.8% | 0.4% | No billing data | Verified |
| 2023 | -0.4% | +5.0% | 0.4% | No billing data | Verified |
| 2022 | +268.1% ! | -10.5% | 0.4% | No billing data | Verified |
| 2021 | base year | — | 1.5% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +265.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -28.6% | +47.7% | -8.3% | +268.1% | 2022 | -28.6% | 2026 |
| Assessment Ratio | 0.7% | 0.7% | — | 1.5% | 2021 | 0.4% | 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 |
$335 | $311 | ~$41,034 | $335 | 2025 | $296 | 2023 |
Market value changed by 268% 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 | ~$2,807,357 | ~$2,807,357 | ~1.8274% | ~$51,302 | -8.3% |
| 2028 | ~$2,575,574 | ~$2,575,574 | ~1.7707% | ~$45,606 | -15.8% |
| 2029 | ~$2,362,927 | ~$2,362,927 | ~1.7140% | ~$40,501 | -22.8% |
| 2030 | ~$2,167,837 | ~$2,167,837 | ~1.6573% | ~$35,927 | -29.2% |
| 2031 | ~$1,988,854 | ~$1,988,854 | ~1.6006% | ~$31,833 | -35.0% |
| 2027 | ~$2,907,000 | ~$2,907,000 | ~1.8841% | ~$54,772 | -5.0% |
| 2028 | ~$2,761,650 | ~$2,761,650 | ~1.8841% | ~$52,033 | -9.8% |
| 2029 | ~$2,623,567 | ~$2,623,567 | ~1.8841% | ~$49,432 | -14.3% |
| 2030 | ~$2,492,389 | ~$2,492,389 | ~1.8841% | ~$46,960 | -18.5% |
| 2031 | ~$2,367,770 | ~$2,367,770 | ~1.8841% | ~$44,612 | -22.6% |
| 2027 | ~$2,868,557 | ~$2,868,557 | ~1.7991% | ~$51,607 | -6.3% |
| 2028 | ~$2,689,092 | ~$2,689,092 | ~1.7140% | ~$46,091 | -12.1% |
| 2029 | ~$2,520,855 | ~$2,520,855 | ~1.6289% | ~$41,063 | -17.6% |
| 2030 | ~$2,363,143 | ~$2,363,143 | ~1.5439% | ~$36,484 | -22.8% |
| 2031 | ~$2,215,297 | ~$2,215,297 | ~1.4588% | ~$32,317 | -27.6% |
In 2025, this property's market value of $4,284,000 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 8× 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 | $4,284,000 | $179,824 | $561,432 | $1,355,511 | ↑ Top 25% | +0.0% |
| 2024 | $4,284,000 | $193,498 | $574,650 | $1,361,070 | ↑ Top 25% | +23.7% |
| 2023 | $4,300,000 | $150,007 | $423,072 | $1,000,412 | ↑ Top 25% | +0.0% |
| 2022 | $4,319,329 | $166,375 | $416,994 | $932,726 | ↑ Top 25% | +46.1% |
| 2021 | $1,173,400 | $105,498 | $286,444 | $607,111 | ↑ 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 | — |