N RANCH RD 620 TX 78726
| Owner | RIESS MARGARET C |
|---|---|
| Parcel ID | 0170250312 |
| Short ID | 440713 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 326,700 SF |
| Acres | 7.500 |
| Year Built | — |
| Legal | ABS 478 SUR 455 LIVINGSTON A E ACR 7.00 (1-D-1) |
| Neighborhood | 1NW3 |
| Land | $1,306,800 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,306,800 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,306,800 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,306,800 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,306,031 |
| Net Appraised (assessed) | $769 |
| Taxable Value | $769 |
|---|
Appreciation: Market value has risen +1596.9% from $77,012 (2021) to $1,306,800 (2025), a CAGR of 103.0% 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 1.7842% in 2025 (+0.0436% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $14. Leander ISD is the largest single contributor, at 60.9% of the total 2025 levy.
Assessment Gap: Assessed value ($769) is $1,306,031 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 ($1,306,800 land vs $0 improvements), about $4/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 $1,306,800, 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 +151.1% Base-scenario CAGR (Based on 2022–2025 certified trend, projected forward from 2025), the model projects market value near $130,507,181 by 2030, with an estimated annual tax burden around $19. 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 |
|---|---|---|---|---|---|
| 440713 | RIESS MARGARET C | 0.000 | $87,120 | $53 | $53 |
| 440714 | RIESS MARGARET C | 0.000 | $1,219,680 | $740 | $740 |
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 |
|---|---|---|---|---|---|---|---|---|---|
| ILE Leander ISD | 1.3370% | 1.2746% | 1.1087% | 1.0869% | 1.0869% | +0.0000% | $8.35 | $8.35 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2.89 | $2.89 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $0.91 | $0.91 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $0.79 | $0.79 | Paid |
| E14 Travis County ESD # 14 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $0.77 | $0.77 | Paid |
| Combined Rate | 2.0110% | 1.8902% | 1.7126% | 1.7406% | 1.7842% | +0.0436% | $13.71 | $13.71 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,306,800 | $1,306,800 | +0.0% |
| Assessed Value | $793 | $769 | +3.1% |
| Land Value | $1,306,800 | $1,306,800 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $793 | $769 | +3.1% |
| HS Cap Loss | -$1,306,007 | — | |
| Total Tax 2026 = estimate |
~$14
Estimated
|
~$14
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,306,800 | $1,306,800 | +0 (+0.0%) |
| Taxable Value | $793 | $793 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,306,800 | $1,306,800 | — | −$1,306,007 | $793 | $793 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,306,800 | $1,306,800 | — | −$1,306,031 | $769 | $769 | ~$14 | Partial |
| 2024 | $— | — | — | — | — | $— | $418 | Verified |
| 2023 | $86,416 | — | — | — | $217,800 ! | $— | $4,476 | Verified |
| 2022 | $82,519 | — | — | −$38,959 | $43,560 | $— | $1,645 | Verified |
| 2021 | $77,012 | — | — | −$33,452 | $43,560 | $— | $1,672 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +3.1% | 0.1% | Not available | Partial |
| 2025 | +0.0% | +8.8% | 0.1% | Not available | Partial |
| 2024 | +0.0% | -0.8% | 0.0% | 0.0300% | Verified |
| 2023 | +0.0% | +4.9% | 0.0% | 0.3000% | Verified |
| 2022 | +0.0% | +5.3% | 0.0% | 0.1300% | Verified |
| 2021 | base year | — | 0.0% | 2.1700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +0.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +356.0% | +151.1% | +1412.2% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 0.1% | 72.3% | — | 252.0% | 2023 | 0.1% | 2025 |
| 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 |
$14 | $1,952 | ~$17 | $4,476 | 2023 | $14 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,281,665 | ~$846 | ~1.7275% | ~$15 | +151.1% |
| 2027 | ~$8,240,987 | ~$930 | ~1.6708% | ~$16 | +530.6% |
| 2028 | ~$20,694,946 | ~$1,024 | ~1.6141% | ~$17 | +1483.6% |
| 2029 | ~$51,969,597 | ~$1,126 | ~1.5574% | ~$18 | +3876.9% |
| 2030 | ~$130,507,181 | ~$1,238 | ~1.5007% | ~$19 | +9886.8% |
| 2026 | ~$3,255,529 | ~$846 | ~1.7842% | ~$15 | +149.1% |
| 2027 | ~$8,110,243 | ~$930 | ~1.7842% | ~$17 | +520.6% |
| 2028 | ~$20,204,414 | ~$1,024 | ~1.7842% | ~$18 | +1446.1% |
| 2029 | ~$50,333,675 | ~$1,126 | ~1.7842% | ~$20 | +3751.7% |
| 2030 | ~$125,392,344 | ~$1,238 | ~1.7842% | ~$22 | +9495.4% |
| 2026 | ~$3,307,801 | ~$846 | ~1.6991% | ~$14 | +153.1% |
| 2027 | ~$8,372,776 | ~$930 | ~1.6141% | ~$15 | +540.7% |
| 2028 | ~$21,193,354 | ~$1,024 | ~1.5290% | ~$16 | +1521.8% |
| 2029 | ~$53,645,077 | ~$1,126 | ~1.4440% | ~$16 | +4005.1% |
| 2030 | ~$135,787,582 | ~$1,238 | ~1.3589% | ~$17 | +10290.8% |
In 2025, this property's market value of $1,306,800 places it in the 50th–75th percentile for Agricultural properties in Travis County (7602 comparable) — +119% 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 | $1,306,800 | $207,536 | $597,708 | $1,442,275 | ↑ Above median | +0.0% |
| 2024 | — | $217,016 | $597,296 | $1,446,593 | — | +23.7% |
| 2023 | $86,416 | $167,963 | $453,916 | $1,078,522 | ↓ Bottom 25% | +0.0% |
| 2022 | $82,519 | $180,794 | $446,888 | $1,009,883 | ↓ Bottom 25% | +46.1% |
| 2021 | $77,012 | $33,611 | $103,166 | $247,000 | ↓ Below 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.