OXBOW TRL TX 78645
| Owner | WEST RUSSELL G |
|---|---|
| Parcel ID | 0183770110 |
| Short ID | 441344 |
| Type | Real |
| Use Code | 00 (unlisted) |
| Valuation | Productivity |
| Improvement SF | 4,455 SF |
| Land SF | 1,739,786 SF |
| Acres | 39.940 |
| Year Built | 1999 |
| Legal | ABS 249 SUR 105 D & W R R CO ACR 38.940 (1-d-1w) |
| Neighborhood | S02AC |
| Land | $1,680,065 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,680,065 |
| Improvement | $833,841 |
|---|---|
| Total Improvement | $833,841 |
| Market | $2,513,906 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,513,906 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,633,483 |
| Net Appraised (assessed) | $880,423 |
| Taxable Value | $880,423 |
|---|
Appreciation: Market value has risen +275.5% from $669,525 (2021) to $2,513,906 (2025), a CAGR of 39.2% 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 $15,062. Lago Vista ISD is the largest single contributor, at 59.4% of the total 2025 levy.
Assessment Gap: Assessed value ($880,423) is $1,633,483 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 67% of market value ($1,680,065 land vs $833,841 improvements), about $1/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $2,513,906, 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 +53.1% Base-scenario CAGR (Based on 2022–2025 certified trend, projected forward from 2025), the model projects market value near $21,118,990 by 2030, with an estimated annual tax burden around $21,413. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 571 | STORAGE DET | 1,080 SF | ✓ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 441344 | WEHMAN WESLEY R & BARBARA L PLUMLEY | 18916 F M RD 1431 78645 | $670,375 | $670,375 | $670,375 |
| 476065 | WEHMAN WESLEY R & BARBARA L PLUMLEY | 0.000 | $1,082,712 | $47,709 | $47,709 |
Market value changed by 76% 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% | $8,953.02 | $8,953.02 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,309.02 | $3,309.02 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,039.10 | $1,039.10 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $880.42 | $880.42 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $880.13 | $880.13 | Paid |
| Combined Rate | 1.8712% | 1.7799% | 1.6087% | 1.6603% | 1.7107% | +0.0504% | $15,061.69 | $15,061.69 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,753,087 | $2,513,906 | -30.3% |
| Assessed Value | $718,084 | $880,423 | -18.4% |
| Land Value | $1,065,866 | $1,680,065 | -36.6% |
| Improvement Value | $687,221 | $833,841 | -17.6% |
| Taxable Value | $718,084 | $880,423 | -18.4% |
| HS Cap Loss | -$1,035,003 | — | |
| Total Tax 2026 = estimate |
~$12,285
Estimated
|
~$15,062
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,753,087 | $1,753,087 | +0 (+0.0%) |
| Taxable Value | $718,084 | $718,084 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,753,087 | $1,065,866 | $687,221 | −$1,035,003 | $718,084 | $718,084 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,513,906 | $1,680,065 | $833,841 | −$1,633,483 | $880,423 | $880,423 | ~$15,062 | Partial |
| 2024 | $1,057,619 | — | — | −$1,015,554 | $42,065 | $— | $12,528 | Verified |
| 2023 | $937,144 | — | — | −$905,079 | $32,065 | $— | $10,980 | Verified |
| 2022 | $701,059 | — | — | −$663,544 | $37,515 | $— | $11,627 | Verified |
| 2021 | $669,525 | — | — | −$648,634 | $20,891 | $— | $11,357 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -35.6% | -0.7% | 4.4% | Not available | Partial |
| 2025 | +0.0% | +0.5% | 2.9% | Not available | Partial |
| 2024 | +30.1% | +0.1% | 2.8% | 0.4700% | Verified |
| 2023 | -14.1% | +0.7% | 3.7% | 0.4700% | Verified |
| 2022 | +75.5% ! | +0.7% | 3.2% | 0.4800% | Verified |
| 2021 | base year | — | 5.5% | 1.7000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +96.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -30.3% | +31.7% | +66.3% | +137.7% | 2025 | -30.3% | 2026 |
| Assessment Ratio | 41.0% | 15.3% | — | 41.0% | 2026 | 3.1% | 2021 |
| Effective Tax Rate (2025) | 0.0500% | 0.0500% | — | 0.0500% | 2025 | 0.0500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$15,062 | $12,311 | ~$18,717 | $15,062 | 2025 | $10,980 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,847,812 | ~$968,465 | ~1.6706% | ~$16,179 | +53.1% |
| 2027 | ~$5,889,503 | ~$1,065,312 | ~1.6305% | ~$17,370 | +134.3% |
| 2028 | ~$9,014,539 | ~$1,171,843 | ~1.5904% | ~$18,637 | +258.6% |
| 2029 | ~$13,797,752 | ~$1,289,027 | ~1.5503% | ~$19,984 | +448.9% |
| 2030 | ~$21,118,990 | ~$1,417,930 | ~1.5102% | ~$21,413 | +740.1% |
| 2026 | ~$3,797,534 | ~$968,465 | ~1.7107% | ~$16,568 | +51.1% |
| 2027 | ~$5,736,596 | ~$1,065,312 | ~1.7107% | ~$18,225 | +128.2% |
| 2028 | ~$8,665,766 | ~$1,171,843 | ~1.7107% | ~$20,047 | +244.7% |
| 2029 | ~$13,090,601 | ~$1,289,027 | ~1.7107% | ~$22,052 | +420.7% |
| 2030 | ~$19,774,805 | ~$1,417,930 | ~1.7107% | ~$24,257 | +686.6% |
| 2026 | ~$3,898,090 | ~$968,465 | ~1.6506% | ~$15,985 | +55.1% |
| 2027 | ~$6,044,421 | ~$1,065,312 | ~1.5904% | ~$16,943 | +140.4% |
| 2028 | ~$9,372,546 | ~$1,171,843 | ~1.5302% | ~$17,932 | +272.8% |
| 2029 | ~$14,533,173 | ~$1,289,027 | ~1.4701% | ~$18,950 | +478.1% |
| 2030 | ~$22,535,298 | ~$1,417,930 | ~1.4099% | ~$19,991 | +796.4% |
In 2025, this property's market value of $2,513,906 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 | $2,513,906 | $207,536 | $597,708 | $1,442,275 | ↑ Top 25% | +0.0% |
| 2024 | $1,057,619 | $217,016 | $597,296 | $1,446,593 | ↑ Above median | +23.7% |
| 2023 | $937,144 | $167,963 | $453,916 | $1,078,522 | ↑ Above median | +0.0% |
| 2022 | $701,059 | $180,794 | $446,888 | $1,009,883 | ↑ Above median | +46.1% |
| 2021 | $669,525 | $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.