BOGGY FORD RD TX 78645
| Owner | LAMB & CROWN HOLDINGS LLC |
|---|---|
| Parcel ID | 0167770117 |
| Short ID | 458249 |
| Type | Real |
| Use Code | 120C (unlisted) |
| Valuation | Cost |
| Improvement SF | 5,924 SF |
| Land SF | 227,340 SF |
| Acres | 5.219 |
| Year Built | 2022 |
| Legal | ABS 189 SUR 98 CAMPBELL M F ABS 2605 SUR 100 COOK W A ACR 5.219 |
| Neighborhood | S0006 |
| Land | $227,340 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $227,340 |
| Improvement | $835,284 |
|---|---|
| Total Improvement | $835,284 |
| Market | $1,062,624 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,062,624 |
| Value Limitation Adjustment (−) (homestead cap) | −$78,936 |
| Net Appraised (assessed) | $983,688 |
| Taxable Value | $983,688 |
|---|
| Total Due | $19,352.53 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has risen +825.5% from $114,818 (2021) to $1,062,624 (2025), a CAGR of 74.4% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. Over the same span, the median Land/Vacant parcel countywide rose +487.2%, so this parcel has outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.7107% in 2025 (+0.0504% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $16,828. Lago Vista ISD is the largest single contributor, at 59.4% of the total 2025 levy.
Assessment Gap: Assessed value ($983,688) is $78,936 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 21% of market value ($227,340 land vs $835,284 improvements), about $1/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,062,624, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant 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 +74.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $17,153,063 by 2030, with an estimated annual tax burden around $23,925. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $19,352.53 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 5,924 SF | ✓ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| Travis County | 0.3444% | 0.3758% | +309 |
| Travis Central Health | 0.1080% | 0.1180% | +99 |
| Travis County ESD # 07 | 0.0910% | 0.1000% | +88 |
| Lago Vista ISD | 1.0169% | 1.0169% | +0 |
| Travis County ESD # 01 | 0.1000% | 0.1000% | +0 |
Market value changed by 345% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| ILV Lago Vista ISD | 1.2020% | 1.1846% | 1.0192% | 1.0169% | 1.0169% | +0.0000% | $10,003.12 | $— | $10,003.12 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,697.14 | $— | $3,697.14 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,160.98 | $— | $1,160.98 |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $983.69 | $— | $983.69 |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $983.36 | $— | $983.36 |
| Combined Rate | 1.8712% | 1.7799% | 1.6087% | 1.6603% | 1.7107% | +0.0504% | $16,828.29 | $0.00 | $16,828.29 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $819,740 | $1,062,624 | -22.9% |
| Assessed Value | $819,740 | $983,688 | -16.7% |
| Land Value | $227,340 | $227,340 | +0.0% |
| Improvement Value | $592,400 | $835,284 | -29.1% |
| Taxable Value | $819,740 | $983,688 | -16.7% |
| Total Tax 2026 = estimate |
~$14,024
Estimated
|
$16,828 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $819,740 | $819,740 | +0 (+0.0%) |
| Taxable Value | $819,740 | $819,740 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $819,740 | $227,340 | $592,400 | — | $819,740 | $819,740 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,062,624 | $227,340 | $835,284 | −$78,936 | $983,688 | $983,688 | $16,828 | Verified |
| 2024 | $511,462 | — | — | −$284,122 | $227,340 | $— | $13,610 | Verified |
| 2023 | $— | — | — | — | $227,340 | $— | $8,228 | Verified |
| 2022 | $— | — | — | — | $511,462 | $— | $9,104 | Verified |
| 2021 | $114,818 | — | — | — | $114,818 | $— | $2,148 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -22.9% | -16.7% | ~100% | Not available | Partial |
| 2025 | +29.6% | +20.0% | 92.6% | 1.5800% | Verified |
| 2024 | +0.0% | +0.0% | ~100% | 1.6600% | Verified |
| 2023 | +60.3% | +60.3% | ~100% | 1.0000% | Verified |
| 2022 | +345.5% ! | +345.5% | ~100% | 1.7800% | Verified |
| 2021 | base year | — | ~100% | 1.8700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +825.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -22.9% | +143.5% | +84.8% | +345.5% | 2024 | -22.9% | 2026 |
| Assessment Ratio | 100.0% | 84.2% | — | 100.0% | 2021 | 44.4% | 2024 |
| Effective Tax Rate (2025) | 1.5800% | 1.5800% | — | 1.5800% | 2025 | 1.5800% | 2025 |
| Tax Amount | $16,828 | $10,862 | ~$20,912 | $16,828 | 2025 | $2,148 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,853,412 | ~$1,082,057 | ~1.6706% | ~$18,077 | +74.4% |
| 2027 | ~$3,232,693 | ~$1,190,262 | ~1.6305% | ~$19,407 | +204.2% |
| 2028 | ~$5,638,413 | ~$1,309,289 | ~1.5904% | ~$20,823 | +430.6% |
| 2029 | ~$9,834,432 | ~$1,440,218 | ~1.5503% | ~$22,328 | +825.5% |
| 2030 | ~$17,153,063 | ~$1,584,239 | ~1.5102% | ~$23,925 | +1514.2% |
| 2026 | ~$1,832,160 | ~$1,082,057 | ~1.7107% | ~$18,511 | +72.4% |
| 2027 | ~$3,158,981 | ~$1,190,262 | ~1.7107% | ~$20,362 | +197.3% |
| 2028 | ~$5,446,667 | ~$1,309,289 | ~1.7107% | ~$22,398 | +412.6% |
| 2029 | ~$9,391,058 | ~$1,440,218 | ~1.7107% | ~$24,638 | +783.8% |
| 2030 | ~$16,191,916 | ~$1,584,239 | ~1.7107% | ~$27,102 | +1423.8% |
| 2026 | ~$1,874,665 | ~$1,082,057 | ~1.6506% | ~$17,860 | +76.4% |
| 2027 | ~$3,307,254 | ~$1,190,262 | ~1.5904% | ~$18,930 | +211.2% |
| 2028 | ~$5,834,607 | ~$1,309,289 | ~1.5302% | ~$20,035 | +449.1% |
| 2029 | ~$10,293,323 | ~$1,440,218 | ~1.4701% | ~$21,172 | +868.7% |
| 2030 | ~$18,159,320 | ~$1,584,239 | ~1.4099% | ~$22,336 | +1608.9% |
In 2025, this property's market value of $1,062,624 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 12× the county median of $85,028. Land/Vacant here is the broad TCAD category — every land/vacant 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 | $1,062,624 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $511,462 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $114,818 | $6,000 | $14,480 | $80,000 | ↑ Top 25% | 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.