10417 CRUMLEY RANCH RD TX 78738
| Owner | CLOSE LLC THE |
|---|---|
| Parcel ID | 0110870503 |
| Short ID | 936012 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 4,229 SF |
| Land SF | 177,740,508 SF |
| Acres | 4,080.361 |
| Year Built | 1934 |
| Legal | ABS 643 SUR 644 POGUE J & VAR SURS ACR 4080.3606 (1-D-1W) |
| Neighborhood | _RGN220 |
| Land | $110,572,409 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $110,572,409 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $69,700,144 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $69,700,144 |
| Value Limitation Adjustment (−) (homestead cap) | −$69,175,966 |
| Net Appraised (assessed) | $524,178 |
| Taxable Value | $524,178 |
|---|
Tax Burden: The combined rate across 7 taxing entities is 2.7116% in 2025 (+0.0012% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $14,213. Lake Travis ISD is the largest single contributor, at 39.4% of the total 2025 levy.
Assessment Gap: Assessed value ($524,178) is $69,175,966 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Single-family residential. Buyer should verify which exemptions carry and which reset at sale. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 159% of market value ($110,572,409 land vs $0 improvements), about $1/SF of land. With value concentrated in the land under a ~92-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $69,700,144, this parcel sits in the top quartile (≥75th percentile) of Residential property in Travis County — county median $479,535 (P25 $358,633 / P75 $737,055, n=318,609). Residential here is the broad TCAD category — every residential 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 301 | BARN SF | 15,096 SF | ✓ |
| 1ST | 1st Floor | 4,229 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 768 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 737 SF | ✗ |
| 051 | CARPORT DET 1ST | 504 SF | ✗ |
| 061 | CARPORT ATT 1ST | 400 SF | ✗ |
| SO | Sketch Only | 264 SF | ✗ |
| 571 | STORAGE DET | 176 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 89% in 2022, 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% | $5,449.88 | $5,449.88 | Paid |
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $4,533.62 | $4,533.62 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,970.10 | $1,970.10 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $618.65 | $618.65 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $506.68 | $506.68 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $473.85 | $473.85 | Paid |
| E03 Travis County ESD # 03 | 0.0650% | 0.0450% | 0.0400% | 0.0530% | 0.0590% | +0.0060% | $289.11 | $289.11 | Paid |
| Combined Rate | 3.0308% | 2.8560% | 2.5606% | 2.7104% | 2.7116% | +0.0012% | $13,841.89 | $13,841.89 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $69,663,000 | $69,700,144 | -0.1% |
| Assessed Value | $498,709 | $524,178 | -4.9% |
| Land Value | $69,366,130 | $110,572,409 | -37.3% |
| Improvement Value | $296,870 | — | — |
| Taxable Value | $498,709 | $524,178 | -4.9% |
| HS Cap Loss | -$69,164,291 | — | |
| Total Tax 2026 = estimate |
~$13,523
Estimated
|
~$13,842
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $69,667,584 | $69,663,000 | -4,584 (-0.0%) |
| Taxable Value | $498,709 | $498,709 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $69,663,000 | $69,366,130 | $296,870 | −$69,164,291 | $498,709 | $498,709 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $69,700,144 | $110,572,409 | — | −$69,175,966 | $524,178 | $524,178 | ~$13,842 | Partial |
| 2024 | $— | — | — | — | — | $— | $13,555 | Verified |
| 2023 | $— | — | — | — | — | $— | $14,132 | Verified |
| 2022 | $— | — | — | — | — | $— | $9,861 | Verified |
| 2021 | $— | — | — | — | — | $— | $7,654 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -0.0% | -4.9% | 0.7% | Not available | Partial |
| 2025 | -25.8% | +1.0% | 0.8% | Not available | Partial |
| 2024 | +23.6% | -11.5% | 0.6% | 0.0100% | Verified |
| 2023 | +65.8% | +4.0% | 0.8% | 0.0200% | Verified |
| 2022 | +88.8% ! | +32.6% | 1.2% | 0.0200% | Verified |
| 2021 | base year | — | 1.8% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +187.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -0.1% | -0.1% | — | -0.1% | 2026 | -0.1% | 2026 |
| Assessment Ratio | 0.7% | 0.8% | — | 0.8% | 2025 | 0.7% | 2026 |
| Effective Tax Rate (2025) | 0.0200% | 0.0200% | — | 0.0200% | 2025 | 0.0200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$13,842 | $13,842 | — | $13,842 | 2025 | $13,842 | 2025 |
In 2025, this property's market value of $69,700,144 places it in the top 25% for Residential properties in Travis County (318609 comparable) — 145× the county median of $479,535. Residential here is the broad TCAD category — every residential 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 | $69,700,144 | $358,633 | $479,535 | $737,055 | ↑ Top 25% | -6.4% |
| 2024 | — | $384,868 | $512,735 | $786,167 | — | -8.7% |
| 2023 | — | $424,496 | $565,716 | $845,447 | — | -2.1% |
| 2022 | — | $435,080 | $581,770 | $864,060 | — | +53.2% |
| 2021 | — | $239,232 | $328,865 | $488,922 | — | base yr |
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.