17503 GLASS RD TX 78653
| Owner | WISIAN MARY FRANCES |
|---|---|
| Parcel ID | 0202600205 |
| Short ID | 190523 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | 2,792 SF |
| Land SF | 12,343,772 SF |
| Acres | 283.374 |
| Year Built | 1973 |
| Legal | ABS 12 SUR 13 GILLELAND J ACR 281.414 (1-D-1) |
| Neighborhood | _RGN405 |
| Land | $7,190,185 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $7,190,185 |
| Improvement | $271,070 |
|---|---|
| Total Improvement | $271,070 |
| Market | $7,461,255 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $7,461,255 |
| Value Limitation Adjustment (−) (homestead cap) | −$7,101,248 |
| Net Appraised (assessed) | $360,007 |
| Taxable Value | $360,007 |
|---|
Appreciation: Market value has risen +3794.2% from $191,601 (2021) to $7,461,255 (2025), a CAGR of 149.8% 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 outpaced the broader agricultural market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.6462% in 2025 (-0.0044% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $5,926. Del Valle ISD is the largest single contributor, at 57.6% of the total 2025 levy.
Assessment Gap: Assessed value ($360,007) is $7,101,248 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 96% of market value ($7,190,185 land vs $271,070 improvements), about $1/SF of land. With value concentrated in the land under a ~53-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $7,461,255, 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 +163.9% Base-scenario CAGR (Based on 2022–2025 certified trend, projected forward from 2025), the model projects market value near $955,399,446 by 2030, with an estimated annual tax burden around $7,879. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,792 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,792 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 588 SF | ✓ |
| 613 | TERRACE COVERED | 532 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 72 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 190523 | WISIAN MARY FRANCES | 17503 GLASS RD 78653 | $329,507 | $329,507 | $329,507 |
| 190524 | WISIAN MARY FRANCES | 125.000 | $9,568,076 | $32,337 | $32,337 |
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 |
|---|---|---|---|---|---|---|---|---|---|
| IDV Del Valle ISD | 1.2020% | 1.1846% | 1.0028% | 0.9969% | 0.9489% | -0.0480% | $3,416.10 | $3,416.10 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,353.07 | $1,353.07 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $424.89 | $424.89 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $372.25 | $372.25 | Paid |
| E12 Travis County ESD # 12 | 0.1000% | 0.1000% | 0.0982% | 0.1000% | 0.1000% | +0.0000% | $360.01 | $360.01 | Paid |
| Combined Rate | 1.8760% | 1.8002% | 1.6049% | 1.6506% | 1.6462% | -0.0044% | $5,926.32 | $5,926.32 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $9,897,583 | $7,461,255 | +32.7% |
| Assessed Value | $361,844 | $360,007 | +0.5% |
| Land Value | $9,646,476 | $7,190,185 | +34.2% |
| Improvement Value | $251,107 | $271,070 | -7.4% |
| Taxable Value | $361,844 | $360,007 | +0.5% |
| HS Cap Loss | -$9,535,739 | — | |
| Total Tax 2026 = estimate |
~$5,957
Estimated
|
~$5,926
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $9,897,583 | $9,897,583 | +0 (+0.0%) |
| Taxable Value | $361,844 | $361,844 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $9,897,583 | $9,646,476 | $251,107 | −$9,535,739 | $361,844 | $361,844 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $7,461,255 | $7,190,185 | $271,070 | −$7,101,248 | $360,007 | $360,007 | ~$5,926 | Partial |
| 2024 | $591,786 | — | — | −$533,349 | $58,437 | $— | $9,574 | Verified |
| 2023 | $550,916 | — | — | −$531,316 | $19,600 | $— | $9,942 | Verified |
| 2022 | $405,871 | — | — | −$386,271 | $19,600 | $— | $10,424 | Verified |
| 2021 | $191,601 | — | — | −$181,801 | $9,800 | $— | $8,135 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +34.2% | +6.0% | 0.3% | Not available | Partial |
| 2025 | +0.0% | +20.4% | 0.4% | Not available | Partial |
| 2024 | +198.1% ! | -8.5% | 0.4% | 0.1200% | Verified |
| 2023 | +0.0% | -1.6% | 1.2% | 0.3300% | Verified |
| 2022 | +100.0% ! | +1.3% | 1.2% | 0.3500% | Verified |
| 2021 | base year | — | 2.3% | 4.2500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +496.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +32.7% | +269.7% | +150.9% | +1160.8% | 2025 | +7.4% | 2024 |
| Assessment Ratio | 3.7% | 5.3% | — | 9.9% | 2024 | 3.6% | 2023 |
| Effective Tax Rate (2025) | 0.0100% | 0.0100% | — | 0.0100% | 2025 | 0.0100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,926 | $8,800 | ~$7,073 | $10,424 | 2022 | $5,926 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$19,691,849 | ~$396,008 | ~1.5887% | ~$6,291 | +163.9% |
| 2027 | ~$51,971,006 | ~$435,608 | ~1.5313% | ~$6,670 | +596.5% |
| 2028 | ~$137,162,611 | ~$479,169 | ~1.4738% | ~$7,062 | +1738.3% |
| 2029 | ~$362,001,496 | ~$527,086 | ~1.4164% | ~$7,465 | +4751.8% |
| 2030 | ~$955,399,446 | ~$579,795 | ~1.3589% | ~$7,879 | +12704.8% |
| 2026 | ~$19,542,624 | ~$396,008 | ~1.6462% | ~$6,519 | +161.9% |
| 2027 | ~$51,186,317 | ~$435,608 | ~1.6462% | ~$7,171 | +586.0% |
| 2028 | ~$134,067,921 | ~$479,169 | ~1.6462% | ~$7,888 | +1696.9% |
| 2029 | ~$351,152,588 | ~$527,086 | ~1.6462% | ~$8,677 | +4606.3% |
| 2030 | ~$919,743,805 | ~$579,795 | ~1.6462% | ~$9,544 | +12226.9% |
| 2026 | ~$19,841,074 | ~$396,008 | ~1.5600% | ~$6,178 | +165.9% |
| 2027 | ~$52,761,665 | ~$435,608 | ~1.4738% | ~$6,420 | +607.1% |
| 2028 | ~$140,304,561 | ~$479,169 | ~1.3876% | ~$6,649 | +1780.4% |
| 2029 | ~$373,099,866 | ~$527,086 | ~1.3015% | ~$6,860 | +4900.5% |
| 2030 | ~$992,152,420 | ~$579,795 | ~1.2153% | ~$7,046 | +13197.4% |
In 2025, this property's market value of $7,461,255 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 12× 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 | $7,461,255 | $207,536 | $597,708 | $1,442,275 | ↑ Top 25% | +0.0% |
| 2024 | $591,786 | $217,016 | $597,296 | $1,446,593 | ↓ Below median | +23.7% |
| 2023 | $550,916 | $167,963 | $453,916 | $1,078,522 | ↑ Above median | +0.0% |
| 2022 | $405,871 | $180,794 | $446,888 | $1,009,883 | ↓ Below median | +46.1% |
| 2021 | $191,601 | $33,611 | $103,166 | $247,000 | ↑ Above 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.