12900 LOST RIDGE CIR LEANDER, TX 78641
| Owner | LOST RIDGE RANCH LLC |
|---|---|
| Parcel ID | 0192570304 |
| Short ID | 186582 |
| Type | Real |
| Use Code | 00 (unlisted) |
| Valuation | Productivity |
| Improvement SF | 1 SF |
| Land SF | 3,642,400 SF |
| Acres | 83.618 |
| Year Built | 2000 |
| Legal | ABS 2278 SUR 55 C T & M C R R CO ABS 2246 SUR 53 HAYFORD S ACR 78.608 (1-D-1W) |
| Neighborhood | _RGN130 |
| Land | $4,023,933 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,023,933 |
| Improvement | $381,457 |
|---|---|
| Total Improvement | $381,457 |
| Market | $4,405,390 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,405,390 |
| Value Limitation Adjustment (−) (homestead cap) | −$3,823,488 |
| Net Appraised (assessed) | $581,902 |
| Taxable Value | $581,902 |
|---|
Appreciation: Market value has risen +1025.5% from $391,404 (2021) to $4,405,390 (2025), a CAGR of 83.2% 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 outpaced the broader agricultural market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 1.8841% in 2025 (+0.0525% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $10,964. Leander ISD is the largest single contributor, at 57.7% of the total 2025 levy.
Assessment Gap: Assessed value ($581,902) is $3,823,488 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 91% of market value ($4,023,933 land vs $381,457 improvements), about $1/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 $4,405,390, 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 +102.0% Base-scenario CAGR (Based on 2022–2025 certified trend, projected forward from 2025), the model projects market value near $148,127,701 by 2030, with an estimated annual tax burden around $15,000. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 288 | SHED SF | 325 SF | ✓ |
| SO | Sketch Only | 312 SF | ✗ |
| 1ST | 1st Floor | 1 SF | ✓ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 186582 | LOST RIDGE RANCH LLC | 12900 LOST RIDGE CIR LEANDER 78641 | $1,747,398 | $367,076 | $367,076 |
| 476348 | LOST RIDGE RANCH LLC | 0.000 | — | — | — |
Market value changed by 100% 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILE Leander ISD | 1.3370% | 1.2746% | 1.1087% | 1.0869% | 1.0869% | +0.0000% | $6,324.69 | $6,324.69 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,187.05 | $2,187.05 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $686.78 | $686.78 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $601.69 | $601.69 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $581.90 | $581.90 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $581.71 | $581.71 | Paid |
| Combined Rate | 2.1110% | 1.9686% | 1.7968% | 1.8316% | 1.8841% | +0.0525% | $10,963.82 | $10,963.82 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,747,398 | $4,405,390 | -60.3% |
| Assessed Value | $367,076 | $581,902 | -36.9% |
| Land Value | $1,388,618 | $4,023,933 | -65.5% |
| Improvement Value | $358,780 | $381,457 | -5.9% |
| Taxable Value | $367,076 | $581,902 | -36.9% |
| HS Cap Loss | -$1,380,322 | — | |
| Total Tax 2026 = estimate |
~$6,916
Estimated
|
~$10,964
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,163,403 | $1,747,398 | -416,005 (-19.2%) |
| Taxable Value | $455,148 | $367,076 | -88,072 (-19.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,747,398 | $1,388,618 | $358,780 | −$1,380,322 | $367,076 | $367,076 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,405,390 | $4,023,933 | $381,457 | −$3,823,488 | $581,902 | $581,902 | ~$10,964 | Partial |
| 2024 | $673,958 | — | — | −$481,573 | $192,385 | $— | $12,720 | Verified |
| 2023 | $930,762 | — | — | −$790,477 | $140,285 | $— | $12,275 | Verified |
| 2022 | $534,556 | — | — | −$144,223 | $390,333 | $— | $18,497 | Verified |
| 2021 | $391,404 | — | — | −$131,048 | $260,356 | $— | $7,457 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | — | — | — | Not available | — |
| 2025 | +0.0% | +7.1% | 0.2% | Not available | Partial |
| 2024 | +37.1% | -0.6% | 0.2% | 0.2800% | Verified |
| 2023 | -2.1% | +4.0% | 0.3% | 0.3500% | Verified |
| 2022 | +99.7% ! | +4.2% | 0.3% | 0.4900% | Verified |
| 2021 | base year | — | 0.6% | 1.9100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +167.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -60.3% | +115.3% | +163.4% | +553.7% | 2025 | -60.3% | 2026 |
| Assessment Ratio | 21.0% | 36.2% | — | 73.0% | 2022 | 13.2% | 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 |
$10,964 | $12,383 | ~$13,312 | $18,497 | 2022 | $7,457 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$8,898,458 | ~$640,092 | ~1.8274% | ~$11,697 | +102.0% |
| 2027 | ~$17,974,016 | ~$704,101 | ~1.7707% | ~$12,468 | +308.0% |
| 2028 | ~$36,305,759 | ~$774,512 | ~1.7140% | ~$13,275 | +724.1% |
| 2029 | ~$73,334,089 | ~$851,963 | ~1.6573% | ~$14,120 | +1564.6% |
| 2030 | ~$148,127,701 | ~$937,159 | ~1.6006% | ~$15,000 | +3262.4% |
| 2026 | ~$8,810,350 | ~$640,092 | ~1.8841% | ~$12,060 | +100.0% |
| 2027 | ~$17,619,840 | ~$704,101 | ~1.8841% | ~$13,266 | +300.0% |
| 2028 | ~$35,237,960 | ~$774,512 | ~1.8841% | ~$14,593 | +699.9% |
| 2029 | ~$70,472,482 | ~$851,963 | ~1.8841% | ~$16,052 | +1499.7% |
| 2030 | ~$140,938,085 | ~$937,159 | ~1.8841% | ~$17,657 | +3099.2% |
| 2026 | ~$8,986,566 | ~$640,092 | ~1.7991% | ~$11,516 | +104.0% |
| 2027 | ~$18,331,717 | ~$704,101 | ~1.7140% | ~$12,068 | +316.1% |
| 2028 | ~$37,394,913 | ~$774,512 | ~1.6289% | ~$12,616 | +748.8% |
| 2029 | ~$76,281,972 | ~$851,963 | ~1.5439% | ~$13,153 | +1631.6% |
| 2030 | ~$155,607,778 | ~$937,159 | ~1.4588% | ~$13,671 | +3432.2% |
In 2025, this property's market value of $4,405,390 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 7× 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 | $4,405,390 | $207,536 | $597,708 | $1,442,275 | ↑ Top 25% | +0.0% |
| 2024 | $673,958 | $217,016 | $597,296 | $1,446,593 | ↑ Above median | +23.7% |
| 2023 | $930,762 | $167,963 | $453,916 | $1,078,522 | ↑ Above median | +0.0% |
| 2022 | $534,556 | $180,794 | $446,888 | $1,009,883 | ↑ Above median | +46.1% |
| 2021 | $391,404 | $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.