RIVER RD TX 78736
| Owner | REJ X8 LP |
|---|---|
| Parcel ID | 0567060309 |
| Short ID | 708104 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 2,263,160 SF |
| Acres | 51.955 |
| Year Built | — |
| Legal | ABS 631 SUR 480 PEACE H ACR 51.9550 (1-D-1) |
| Neighborhood | _RGN250LF |
| Land | $2,577,646 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,577,646 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $2,577,646 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,577,646 |
| Value Limitation Adjustment (−) (homestead cap) | −$2,572,446 |
| Net Appraised (assessed) | $5,200 |
| Taxable Value | $5,200 |
|---|
Appreciation: Market value has risen +40.9% from $1,829,603 (2021) to $2,577,646 (2025), a CAGR of 8.9% 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 lagged the broader agricultural market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.7041% in 2025 (+0.0281% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $89. Lake Travis ISD is the largest single contributor, at 61.0% of the total 2025 levy.
Assessment Gap: Assessed value ($5,200) is $2,572,446 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 ($2,577,646 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 $2,577,646, 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 +1.8% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $3,525,884 by 2031, with an estimated annual tax burden around $52,142. 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $54.06 | $54.06 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $19.54 | $19.54 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $6.14 | $6.14 | Paid |
| E08 Travis County ESD # 08 | 0.0970% | 0.0790% | 0.0810% | 0.0830% | 0.0930% | +0.0100% | $4.84 | $4.84 | Paid |
| E16 Travis County ESD # 16 | 0.0880% | 0.0740% | 0.0730% | 0.0750% | 0.0775% | +0.0025% | $4.03 | $4.03 | Paid |
| Combined Rate | 1.8843% | 1.7820% | 1.6334% | 1.6760% | 1.7041% | +0.0281% | $88.61 | $88.61 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $54.06 | 61.0% |
| TCO Travis County | 0.3758% | $19.54 | 22.1% |
| THD Travis Central Health | 0.1180% | $6.14 | 6.9% |
| E08 Travis County ESD # 08 | 0.0930% | $4.84 | 5.5% |
| E16 Travis County ESD # 16 | 0.0775% | $4.03 | 4.5% |
| Total | 1.7041% | $88.61 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,222,435 | $2,577,646 | +25.0% |
| Assessed Value | $4,824 | $5,200 | -7.2% |
| Land Value | $3,222,435 | $2,577,646 | +25.0% |
| Improvement Value | — | — | — |
| Taxable Value | $4,824 | $5,200 | -7.2% |
| HS Cap Loss | -$3,217,611 | — | |
| Total Tax 2026 = estimate |
~$82
Estimated
|
~$89
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $3,222,435 | $3,222,435 | — | −$3,217,611 | $4,824 | $4,824 | Not yet — post-cert | Preliminary |
| 2025 | $2,577,646 | $2,577,646 | — | −$2,572,446 | $5,200 | $5,200 | ~$89 | Partial |
| 2024 | $2,577,646 | $2,577,646 | — | −$2,572,689 | $4,957 | $4,957 | $83 | Verified |
| 2023 | $2,998,590 | $2,998,590 | — | −$2,992,907 | $5,683 | $5,683 | $93 | Verified |
| 2022 | $2,998,590 | $2,998,590 | — | −$2,993,325 | $5,265 | $5,265 | $94 | Verified |
| 2021 | $1,829,603 | — | — | −$1,824,768 | $4,835 | $4,835 | $91 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +25.0% | -7.2% | 0.2% | Not available | Partial |
| 2025 | +0.0% | +4.9% | 0.2% | Not available | Partial |
| 2024 | -14.0% | -12.8% | 0.2% | No billing data | Verified |
| 2023 | +0.0% | +7.9% | 0.2% | No billing data | Verified |
| 2022 | +63.9% | +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): +40.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +25.0% | +15.0% | +1.8% | +63.9% | 2022 | -14.0% | 2024 |
| Assessment Ratio | 0.1% | 0.2% | — | 0.3% | 2021 | 0.1% | 2026 |
| 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 |
$89 | $90 | ~$53,325 | $94 | 2022 | $83 | 2024 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$3,280,960 | ~$3,280,960 | ~1.6590% | ~$54,432 | +1.8% |
| 2028 | ~$3,340,548 | ~$3,340,548 | ~1.6140% | ~$53,916 | +3.7% |
| 2029 | ~$3,401,218 | ~$3,401,218 | ~1.5689% | ~$53,363 | +5.5% |
| 2030 | ~$3,462,990 | ~$3,462,990 | ~1.5239% | ~$52,772 | +7.5% |
| 2031 | ~$3,525,884 | ~$3,525,884 | ~1.4788% | ~$52,142 | +9.4% |
| 2027 | ~$3,216,511 | ~$3,216,511 | ~1.7041% | ~$54,812 | -0.2% |
| 2028 | ~$3,210,598 | ~$3,210,598 | ~1.7041% | ~$54,711 | -0.4% |
| 2029 | ~$3,204,697 | ~$3,204,697 | ~1.7041% | ~$54,611 | -0.6% |
| 2030 | ~$3,198,805 | ~$3,198,805 | ~1.7041% | ~$54,510 | -0.7% |
| 2031 | ~$3,192,925 | ~$3,192,925 | ~1.7041% | ~$54,410 | -0.9% |
| 2027 | ~$3,345,409 | ~$3,345,409 | ~1.6365% | ~$54,748 | +3.8% |
| 2028 | ~$3,473,075 | ~$3,473,075 | ~1.5689% | ~$54,490 | +7.8% |
| 2029 | ~$3,605,614 | ~$3,605,614 | ~1.5014% | ~$54,133 | +11.9% |
| 2030 | ~$3,743,210 | ~$3,743,210 | ~1.4338% | ~$53,670 | +16.2% |
| 2031 | ~$3,886,058 | ~$3,886,058 | ~1.3662% | ~$53,092 | +20.6% |
In 2025, this property's market value of $2,577,646 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 5× 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 | $2,577,646 | $179,824 | $561,432 | $1,355,511 | ↑ Top 25% | +0.0% |
| 2024 | $2,577,646 | $193,498 | $574,650 | $1,361,070 | ↑ Top 25% | +23.7% |
| 2023 | $2,998,590 | $150,007 | $423,072 | $1,000,412 | ↑ Top 25% | +0.0% |
| 2022 | $2,998,590 | $166,375 | $416,994 | $932,726 | ↑ Top 25% | +46.1% |
| 2021 | $1,829,603 | $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 | — |