CRUMLEY RANCH RD 78738
| Owner | WALLA RUSSEL J & SHANNON WALLA |
|---|---|
| Parcel ID | 0102960166 |
| Short ID | 962709 |
| Type | Real |
| Use Code | 00 (unlisted) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 447,797 SF |
| Acres | 10.280 |
| Year Built | — |
| Legal | ABS 524 SUR 510 MANSOLA J B ACR 10.28 (1-d-1b) |
| Neighborhood | _RGN220 |
| Land | $837,666 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $837,666 |
| Improvement | $182,592 |
|---|---|
| Total Improvement | $182,592 |
| Market | $1,020,258 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,020,258 |
| Value Limitation Adjustment (−) (homestead cap) | −$820,050 |
| Net Appraised (assessed) | $200,208 |
| Taxable Value | $200,208 |
|---|
Tax Burden: The combined rate across 4 taxing entities is 1.6240% in 2025 (+0.0184% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $3,251. Lake Travis ISD is the largest single contributor, at 64.0% of the total 2025 levy.
Assessment Gap: Assessed value ($200,208) is $820,050 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 82% of market value ($837,666 land vs $182,592 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 $1,020,258, this parcel sits in the upper-middle (50th–75th percentile) of Agricultural property in Travis County — county median $597,708 (P25 $207,536 / P75 $1,442,275, 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.
No delinquent taxes on record.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 301 | BARN SF | 2,400 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 660 SF | ✗ |
Market value changed by 99% in 2026, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $2,081.56 | $2,081.56 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $752.47 | $752.47 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $236.29 | $236.29 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $180.99 | $180.99 | Paid |
| Combined Rate | 1.7993% | 1.7157% | 1.5625% | 1.6056% | 1.6240% | +0.0184% | $3,251.31 | $3,251.31 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,027,425 | $1,020,258 | +98.7% |
| Assessed Value | $834,822 | $200,208 | +317.0% |
| Land Value | $1,276,365 | $837,666 | +52.4% |
| Improvement Value | $751,060 | $182,592 | +311.3% |
| Taxable Value | $834,822 | $200,208 | +317.0% |
| HS Cap Loss | -$1,192,603 | — | |
| Total Tax 2026 = estimate |
~$13,557
Estimated
|
~$3,251
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,027,425 | $2,027,425 | +0 (+0.0%) |
| Taxable Value | $834,822 | $834,822 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,027,425 | $1,276,365 | $751,060 | −$1,192,603 | $834,822 | $834,822 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,020,258 | $837,666 | $182,592 | −$820,050 | $200,208 | $200,208 | ~$3,251 | Partial |
| 2024 | $— | — | — | — | — | $— | $2,660 | Verified |
| 2023 | $— | — | — | — | — | $— | $2,059 | Verified |
| 2022 | $— | — | — | — | — | $— | $16 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +98.7% ! | +317.0% | 41.2% | Not available | Partial |
| 2025 | -1.3% | +20.9% | 19.6% | Not available | Partial |
| 2024 | +55.3% | +25.7% | 16.0% | 0.2600% | Verified |
| 2023 | +24.4% | +14068.3% | 19.8% | 0.3100% | Verified |
| 2022 | base year | — | 0.2% | 0.0000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +90.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +98.7% | +98.7% | — | +98.7% | 2026 | +98.7% | 2026 |
| Assessment Ratio | 41.2% | 30.4% | — | 41.2% | 2026 | 19.6% | 2025 |
| Effective Tax Rate (2025) | 0.3200% | 0.3200% | — | 0.3200% | 2025 | 0.3200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$3,251 | $3,251 | — | $3,251 | 2025 | $3,251 | 2025 |
In 2025, this property's market value of $1,020,258 places it in the 50th–75th percentile for Agricultural properties in Travis County (7602 comparable) — +71% above the county median of $597,708. 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 | $1,020,258 | $207,536 | $597,708 | $1,442,275 | ↑ Above median | +0.0% |
| 2024 | — | $217,016 | $597,296 | $1,446,593 | — | +23.7% |
| 2023 | — | $167,963 | $453,916 | $1,078,522 | — | +0.0% |
| 2022 | — | $180,794 | $446,888 | $1,009,883 | — | +46.1% |
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.