CARLSON LN TX 78621
| Owner | BLOMBERG HAROLD & CLARENCE FAMILY TRUST |
|---|---|
| Parcel ID | 0251990202 |
| Short ID | 259283 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | 1,344 SF |
| Land SF | 4,416,984 SF |
| Acres | 101.400 |
| Year Built | 1900 |
| Legal | ABS 518 SUR 65 MARTIN H ACR 97.50 (1-D-1) |
| Neighborhood | _RGN320 |
| Land | $3,548,928 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,548,928 |
| Improvement | $151,246 |
|---|---|
| Total Improvement | $151,246 |
| Market | $3,700,174 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,700,174 |
| Value Limitation Adjustment (−) (homestead cap) | −$3,538,598 |
| Net Appraised (assessed) | $161,576 |
| Exemptions (−) (HS,OV65) | −$130,075 |
|---|---|
| Taxable Value | $31,501 |
Appreciation: Market value has risen +3058.5% from $117,149 (2021) to $3,700,174 (2025), a CAGR of 137.1% 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 4 taxing entities is 0.6973% in 2025 (+0.0436% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $220. Travis County ESD # 13 is the largest single contributor, at 46.2% of the total 2025 levy.
Assessment Gap: Assessed value ($161,576) is $3,538,598 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 ($3,548,928 land vs $151,246 improvements), about $1/SF of land. With value concentrated in the land under a ~126-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 $3,700,174, 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 +185.2% Base-scenario CAGR (Based on 2022–2025 certified trend, projected forward from 2025), the model projects market value near $698,203,740 by 2030, with an estimated annual tax burden around $1,890. 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 |
|---|---|---|---|
| 051 | CARPORT DET 1ST | 2,304 SF | ✗ |
| 1ST | 1st Floor | 1,344 SF | ✓ |
| 031 | GARAGE DET 1ST F | 1,152 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 504 SF | ✗ |
| 571 | STORAGE DET | 240 SF | ✓ |
| 581 | STORAGE ATT | 80 SF | ✓ |
| 289 | SHED FV | 1 SF | ✓ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 259283 | BLOMBERG HAROLD & CLARENCE FAMILY TRUST | 16512 CARLSON LN ELGIN 78621 | $228,369 | $143,083 | $0 |
| 259284 | BLOMBERG HAROLD & CLARENCE FAMILY TRUST | 0.000 | $2,925,000 | $32,323 | $32,323 |
Market value changed by 246% in 2024, 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 |
|---|---|---|---|---|---|---|---|---|---|
| E13 Travis County ESD # 13 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $161.58 | $161.58 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $118.39 | $118.39 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $37.18 | $37.18 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $32.57 | $32.57 | Paid |
| Combined Rate | 0.6740% | 0.6156% | 0.6039% | 0.6537% | 0.6973% | +0.0436% | $349.72 | $349.72 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,153,369 | $3,700,174 | -14.8% |
| Assessed Value | $175,406 | $161,576 | +8.6% |
| Land Value | $3,042,000 | $3,548,928 | -14.3% |
| Improvement Value | $111,369 | $151,246 | -26.4% |
| Taxable Value | $32,323 | $31,501 | +2.6% |
| Exemptions | HS,OV65 | HS,OV65 | |
| HS Cap Loss | -$2,977,963 | — | |
| Total Tax 2026 = estimate |
~$225
Estimated
|
~$350
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,153,369 | $3,153,369 | +0 (+0.0%) |
| Taxable Value | $32,323 | $32,323 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,153,369 | $3,042,000 | $111,369 | −$2,977,963 | $175,406 | $32,323 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,700,174 | $3,548,928 | $151,246 | −$3,538,598 | $161,576 | $31,501 | ~$350 | Partial |
| 2024 | $347,739 | — | — | — | $372,206 ! | $— | $307 | Verified |
| 2023 | $347,739 | — | — | −$154,543 | $193,196 | $— | $301 | Verified |
| 2022 | $159,502 | — | — | — | $193,196 ! | $— | $299 | Verified |
| 2021 | $117,149 | — | — | −$88,827 | $28,322 | $— | $313 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -14.3% | +2.6% | 1.1% | Not available | Partial |
| 2025 | -0.4% | +9.3% | 0.9% | Not available | Partial |
| 2024 | +246.4% ! | -9.9% | 0.8% | 0.0100% | Verified |
| 2023 | +0.0% | -2.0% | 3.2% | 0.0200% | Verified |
| 2022 | +39.7% | -1.9% | 3.3% | 0.0200% | Verified |
| 2021 | base year | — | 4.7% | 0.2700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +382.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -14.8% | +220.7% | +195.1% | +964.1% | 2025 | -14.8% | 2026 |
| Assessment Ratio | 5.6% | 53.0% | — | 121.1% | 2022 | 4.4% | 2025 |
| 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 |
$350 | $314 | ~$1,554 | $350 | 2025 | $299 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$10,552,957 | ~$177,734 | ~0.7031% | ~$1,250 | +185.2% |
| 2027 | ~$30,097,204 | ~$195,507 | ~0.7089% | ~$1,386 | +713.4% |
| 2028 | ~$85,837,718 | ~$215,058 | ~0.7147% | ~$1,537 | +2219.8% |
| 2029 | ~$244,810,571 | ~$236,563 | ~0.7206% | ~$1,705 | +6516.2% |
| 2030 | ~$698,203,740 | ~$260,220 | ~0.7264% | ~$1,890 | +18769.5% |
| 2026 | ~$10,478,953 | ~$177,734 | ~0.6973% | ~$1,239 | +183.2% |
| 2027 | ~$29,676,566 | ~$195,507 | ~0.6973% | ~$1,363 | +702.0% |
| 2028 | ~$84,044,519 | ~$215,058 | ~0.6973% | ~$1,500 | +2171.4% |
| 2029 | ~$238,015,449 | ~$236,563 | ~0.6973% | ~$1,649 | +6332.5% |
| 2030 | ~$674,063,634 | ~$260,220 | ~0.6973% | ~$1,814 | +18117.1% |
| 2026 | ~$10,626,960 | ~$177,734 | ~0.7060% | ~$1,255 | +187.2% |
| 2027 | ~$30,520,803 | ~$195,507 | ~0.7147% | ~$1,397 | +724.8% |
| 2028 | ~$87,656,243 | ~$215,058 | ~0.7235% | ~$1,556 | +2269.0% |
| 2029 | ~$251,750,159 | ~$236,563 | ~0.7322% | ~$1,732 | +6703.7% |
| 2030 | ~$723,030,564 | ~$260,220 | ~0.7409% | ~$1,928 | +19440.4% |
In 2025, this property's market value of $3,700,174 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 6× 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 | $3,700,174 | $207,536 | $597,708 | $1,442,275 | ↑ Top 25% | +0.0% |
| 2024 | $347,739 | $217,016 | $597,296 | $1,446,593 | ↓ Below median | +23.7% |
| 2023 | $347,739 | $167,963 | $453,916 | $1,078,522 | ↓ Below median | +0.0% |
| 2022 | $159,502 | $180,794 | $446,888 | $1,009,883 | ↓ Bottom 25% | +46.1% |
| 2021 | $117,149 | $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.