20211 RANCHO CIELO CT TX 78645
| Owner | MEEK JOHN W & ANNA M |
|---|---|
| Parcel ID | 0170780110 |
| Short ID | 424614 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | 3,813 SF |
| Land SF | 874,903 SF |
| Acres | 20.085 |
| Year Built | 2000 |
| Legal | 16.085 AC OF LOT 10 RANCHO CIELO (1-d-1w) |
| Neighborhood | S0006 |
| Land | $1,769,202 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,769,202 |
| Improvement | $593,832 |
|---|---|
| Total Improvement | $593,832 |
| Market | $2,363,034 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,363,034 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,061,966 |
| Net Appraised (assessed) | $1,301,068 |
| Taxable Value | $1,301,068 |
|---|
Appreciation: Market value has risen +260.1% from $656,130 (2021) to $2,363,034 (2025), a CAGR of 37.8% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→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 lagged the broader agricultural 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 $22,258. Lago Vista ISD is the largest single contributor, at 59.4% of the total 2025 levy.
Assessment Gap: Assessed value ($1,301,068) is $1,061,966 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 75% of market value ($1,769,202 land vs $593,832 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 $2,363,034, this parcel sits in the top quartile (≥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 +56.1% Base-scenario CAGR (Based on 2022–2025 certified trend, projected forward from 2025), the model projects market value near $21,875,658 by 2030, with an estimated annual tax burden around $31,644. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 3,813 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 3,393 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 1,753 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 1,274 SF | ✓ |
| 298 | LIGHT UTILITY BLDG | 896 SF | ✓ |
| 581 | STORAGE ATT | 6 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
| 604 | POOL RES CONC | 1 SF | ✗ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 424614 | MEEK JOHN W & ANNA M | 20211 RANCHO CIELO CT 78645 | $1,672,396 | $1,070,933 | $1,070,933 |
| 498415 | MEEK JOHN W & ANNA M | 0.000 | — | — | — |
Market value changed by 154% 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILV Lago Vista ISD | 1.2020% | 1.1846% | 1.0192% | 1.0169% | 1.0169% | +0.0000% | $13,230.57 | $13,230.57 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,890.00 | $4,890.00 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,535.56 | $1,535.56 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $1,301.07 | $1,301.07 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $1,300.64 | $1,300.64 | Paid |
| Combined Rate | 1.8712% | 1.7799% | 1.6087% | 1.6603% | 1.7107% | +0.0504% | $22,257.84 | $22,257.84 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,672,396 | $2,363,034 | -29.2% |
| Assessed Value | $1,070,933 | $1,301,068 | -17.7% |
| Land Value | $1,013,188 | $1,769,202 | -42.7% |
| Improvement Value | $659,208 | $593,832 | +11.0% |
| Taxable Value | $1,070,933 | $1,301,068 | -17.7% |
| HS Cap Loss | -$601,463 | — | |
| Total Tax 2026 = estimate |
~$18,321
Estimated
|
~$22,258
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,672,396 | $1,672,396 | +0 (+0.0%) |
| Taxable Value | $1,070,933 | $1,070,933 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,672,396 | $1,013,188 | $659,208 | −$601,463 | $1,070,933 | $1,070,933 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,363,034 | $1,769,202 | $593,832 | −$1,061,966 | $1,301,068 | $1,301,068 | ~$22,258 | Partial |
| 2024 | $1,000,000 | — | — | −$608,000 | $392,000 | $— | $18,005 | Verified |
| 2023 | $1,000,000 | — | — | −$608,000 | $392,000 | $— | $16,116 | Verified |
| 2022 | $621,692 | — | — | −$229,692 | $392,000 | $— | $17,828 | Verified |
| 2021 | $656,130 | — | — | −$568,130 | $88,000 | $— | $11,661 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | — | — | — | Not available | — |
| 2025 | -33.4% | +5.2% | 0.2% | Not available | Partial |
| 2024 | +31.4% | +8.8% | 0.1% | 0.6800% | Verified |
| 2023 | -23.9% | +0.0% | 0.1% | 0.7300% | Verified |
| 2022 | +153.6% ! | -99.7% | 0.1% | 0.5100% | Verified |
| 2021 | base year | — | ~100% | 1.7800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +68.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -29.2% | +32.6% | +69.0% | +136.3% | 2025 | -29.2% | 2026 |
| Assessment Ratio | 64.0% | 45.7% | — | 64.0% | 2026 | 13.4% | 2021 |
| 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 |
$22,258 | $17,174 | ~$27,659 | $22,258 | 2025 | $11,661 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,687,807 | ~$1,431,175 | ~1.6706% | ~$23,910 | +56.1% |
| 2027 | ~$5,755,280 | ~$1,574,292 | ~1.6305% | ~$25,669 | +143.6% |
| 2028 | ~$8,981,827 | ~$1,731,722 | ~1.5904% | ~$27,541 | +280.1% |
| 2029 | ~$14,017,252 | ~$1,904,894 | ~1.5503% | ~$29,531 | +493.2% |
| 2030 | ~$21,875,658 | ~$2,095,383 | ~1.5102% | ~$31,644 | +825.7% |
| 2026 | ~$3,640,546 | ~$1,431,175 | ~1.7107% | ~$24,484 | +54.1% |
| 2027 | ~$5,608,713 | ~$1,574,292 | ~1.7107% | ~$26,932 | +137.4% |
| 2028 | ~$8,640,916 | ~$1,731,722 | ~1.7107% | ~$29,625 | +265.7% |
| 2029 | ~$13,312,401 | ~$1,904,894 | ~1.7107% | ~$32,588 | +463.4% |
| 2030 | ~$20,509,402 | ~$2,095,383 | ~1.7107% | ~$35,846 | +767.9% |
| 2026 | ~$3,735,068 | ~$1,431,175 | ~1.6506% | ~$23,623 | +58.1% |
| 2027 | ~$5,903,737 | ~$1,574,292 | ~1.5904% | ~$25,038 | +149.8% |
| 2028 | ~$9,331,588 | ~$1,731,722 | ~1.5302% | ~$26,499 | +294.9% |
| 2029 | ~$14,749,730 | ~$1,904,894 | ~1.4701% | ~$28,003 | +524.2% |
| 2030 | ~$23,313,774 | ~$2,095,383 | ~1.4099% | ~$29,543 | +886.6% |
In 2025, this property's market value of $2,363,034 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 4× 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 | $2,363,034 | $207,536 | $597,708 | $1,442,275 | ↑ Top 25% | +0.0% |
| 2024 | $1,000,000 | $217,016 | $597,296 | $1,446,593 | ↑ Above median | +23.7% |
| 2023 | $1,000,000 | $167,963 | $453,916 | $1,078,522 | ↑ Above median | +0.0% |
| 2022 | $621,692 | $180,794 | $446,888 | $1,009,883 | ↑ Above median | +46.1% |
| 2021 | $656,130 | $33,611 | $103,166 | $247,000 | ↑ 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.