14501 HAMILTON POOL RD AUSTIN, TX 78738
| Owner | RUTTER MADA JEAN |
|---|---|
| Parcel ID | 0118770407 |
| Short ID | 119246 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 401,758 SF |
| Acres | 9.223 |
| Year Built | — |
| Legal | ABS 540 SUR 523 MEDLIN H ACR 8.2231 (1-D-1) |
| Neighborhood | _RGN220 |
| Land | $785,662 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $785,662 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $785,662 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $785,662 |
| Value Limitation Adjustment (−) (homestead cap) | −$642,651 |
| Net Appraised (assessed) | $143,011 |
| Exemptions (−) (HS,OV65) | −$64,917 |
|---|---|
| Taxable Value | $78,094 |
Appreciation: Market value has risen +546.9% from $121,457 (2021) to $785,662 (2025), a CAGR of 59.5% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2025), 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 +479.4%, so this parcel has outpaced the broader agricultural market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.6440% in 2025 (+0.0184% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,284. Lake Travis ISD is the largest single contributor, at 60.5% of the total 2025 levy.
Assessment Gap: Assessed value ($143,011) is $642,651 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 ($785,662 land vs $0 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 $785,662, 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.
Forward Outlook: Holding the +58.6% Base-scenario CAGR (Based on 2022–2025 certified trend, projected forward from 2025), the model projects market value near $7,892,539 by 2030, with an estimated annual tax burden around $3,282. 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.
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 119246 | RUTTER MADA JEAN | 14501 HAMILTON POOL RD AUSTIN 78738 | $128,885 | $71,409 | $0 |
| 119247 | RUTTER MADA JEAN | 0.000 | $1,059,831 | $93,482 | $93,482 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| 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% | $811.94 | $811.94 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $293.51 | $293.51 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $129.28 | $129.28 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $92.17 | $92.17 | Paid |
| VBC City of Bee Cave | 0.0200% | 0.0200% | 0.0200% | 0.0200% | 0.0200% | +0.0000% | $15.62 | $15.62 | Paid |
| Combined Rate | 1.8193% | 1.7357% | 1.5825% | 1.6256% | 1.6440% | +0.0184% | $1,342.52 | $1,342.52 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,188,716 | $785,662 | +51.3% |
| Assessed Value | $164,891 | $143,011 | +15.3% |
| Land Value | $1,188,716 | $785,662 | +51.3% |
| Improvement Value | — | — | — |
| Taxable Value | $93,482 | $78,094 | +19.7% |
| Exemptions | HS,OV65 | HS,OV65 | |
| HS Cap Loss | -$1,023,825 | — | |
| Total Tax 2026 = estimate |
~$1,537
Estimated
|
~$1,343
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,188,716 | $1,188,716 | +0 (+0.0%) |
| Taxable Value | $93,482 | $93,482 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,188,716 | $1,188,716 | — | −$1,023,825 | $164,891 | $93,482 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $785,662 | $785,662 | — | −$642,651 | $143,011 | $78,094 | ~$1,343 | Partial |
| 2024 | $— | — | — | — | $85,184 | $— | $1,111 | Verified |
| 2023 | $322,103 | — | — | −$268,453 | $53,650 | $— | $906 | Verified |
| 2022 | $196,810 | — | — | −$116,860 | $79,950 | $— | $1,403 | Verified |
| 2021 | $121,457 | — | — | −$56,519 | $64,938 | $— | $906 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +51.3% | +19.7% | 8.8% | Not available | Partial |
| 2025 | +0.0% | +19.8% | 11.2% | Not available | Partial |
| 2024 | +58.8% | +19.7% | 9.3% | 0.1400% | Verified |
| 2023 | -5.5% | -21.5% | 12.3% | 0.1800% | Verified |
| 2022 | +53.9% | +79.6% | 14.8% | 0.1800% | Verified |
| 2021 | base year | — | 12.7% | 0.7500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +130.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +51.3% | +80.2% | +47.9% | +143.9% | 2025 | +51.3% | 2026 |
| Assessment Ratio | 13.9% | 28.6% | — | 53.5% | 2021 | 13.9% | 2026 |
| Effective Tax Rate (2025) | 0.1800% | 0.1800% | — | 0.1800% | 2025 | 0.1800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,343 | $1,139 | ~$2,889 | $1,403 | 2022 | $906 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,246,327 | ~$157,312 | ~1.6001% | ~$2,517 | +58.6% |
| 2027 | ~$1,977,098 | ~$173,043 | ~1.5563% | ~$2,693 | +151.6% |
| 2028 | ~$3,136,349 | ~$190,348 | ~1.5125% | ~$2,879 | +299.2% |
| 2029 | ~$4,975,314 | ~$209,382 | ~1.4687% | ~$3,075 | +533.3% |
| 2030 | ~$7,892,539 | ~$230,321 | ~1.4248% | ~$3,282 | +904.6% |
| 2026 | ~$1,230,614 | ~$157,312 | ~1.6440% | ~$2,586 | +56.6% |
| 2027 | ~$1,927,559 | ~$173,043 | ~1.6440% | ~$2,845 | +145.3% |
| 2028 | ~$3,019,212 | ~$190,348 | ~1.6440% | ~$3,129 | +284.3% |
| 2029 | ~$4,729,112 | ~$209,382 | ~1.6440% | ~$3,442 | +501.9% |
| 2030 | ~$7,407,396 | ~$230,321 | ~1.6440% | ~$3,786 | +842.8% |
| 2026 | ~$1,262,040 | ~$157,312 | ~1.5782% | ~$2,483 | +60.6% |
| 2027 | ~$2,027,265 | ~$173,043 | ~1.5125% | ~$2,617 | +158.0% |
| 2028 | ~$3,256,476 | ~$190,348 | ~1.4467% | ~$2,754 | +314.5% |
| 2029 | ~$5,231,007 | ~$209,382 | ~1.3810% | ~$2,892 | +565.8% |
| 2030 | ~$8,402,775 | ~$230,321 | ~1.3153% | ~$3,029 | +969.5% |
In 2025, this property's market value of $785,662 places it in the 50th–75th percentile for Agricultural properties in Travis County (7602 comparable) — +31% 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 | $785,662 | $207,536 | $597,708 | $1,442,275 | ↑ Above median | +0.0% |
| 2024 | — | $217,016 | $597,296 | $1,446,593 | — | +23.7% |
| 2023 | $322,103 | $167,963 | $453,916 | $1,078,522 | ↓ Below median | +0.0% |
| 2022 | $196,810 | $180,794 | $446,888 | $1,009,883 | ↓ Below median | +46.1% |
| 2021 | $121,457 | $33,611 | $103,166 | $247,000 | ↑ Above median | 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.