16517 MAHLOW RD TX 78653
| Owner | WENDLAND ELIZABETH R & |
|---|---|
| Parcel ID | 0259700112 |
| Short ID | 263903 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | 2,249 SF |
| Land SF | 1,610,195 SF |
| Acres | 36.965 |
| Year Built | 1909 |
| Legal | ABS 63 SUR 62 BACON S & ABS 392 SUR 20 HANCOCK THOS ACR 35.9650 (1-D-1) |
| Neighborhood | _RGN317 |
| Land | $1,432,933 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,432,933 |
| Improvement | $273,364 |
|---|---|
| Total Improvement | $273,364 |
| Market | $1,706,297 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,706,297 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,547,041 |
| Net Appraised (assessed) | $159,256 |
| Exemptions (−) (HS,OV65) | −$151,829 |
|---|---|
| Taxable Value | $7,427 |
Appreciation: Market value has risen +1709.9% from $94,274 (2021) to $1,706,297 (2025), a CAGR of 106.3% 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 1.6935% in 2025 (+0.0403% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $126. Travis County ESD # 02 is the largest single contributor, at 55.4% of the total 2025 levy.
Assessment Gap: Assessed value ($159,256) is $1,547,041 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 84% of market value ($1,432,933 land vs $273,364 improvements), about $1/SF of land. With value concentrated in the land under a ~117-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 $1,706,297, 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 +116.4% Base-scenario CAGR (Based on 2022–2025 certified trend, projected forward from 2025), the model projects market value near $80,897,869 by 2030, with an estimated annual tax burden around $3,530. 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 | 1,213 SF | ✓ |
| 031 | GARAGE DET 1ST F | 1,066 SF | ✓ |
| 1/2 | Half Floor | 1,036 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 399 SF | ✗ |
| 612 | TERRACE UNCOVERD | 176 SF | ✗ |
| 251 | BATHROOM | 1 SF | ✓ |
| 341 | OUT BUILDINGS FV | 1 SF | ✓ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 263903 | WENDLAND ELIZABETH R & | 16517 MAHLOW RD 78653 | $350,886 | $167,012 | $0 |
| 503695 | WENDLAND ELIZABETH R & | 9.000 | $1,247,206 | $7,653 | $7,653 |
Market value changed by 107% 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 |
|---|---|---|---|---|---|---|---|---|---|
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $147.73 | $147.73 | Paid |
| IPF Pflugerville ISD | 1.3880% | 1.2646% | 1.1092% | 1.1069% | 1.1069% | +0.0000% | $82.21 | $82.21 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $27.91 | $27.91 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $8.77 | $8.77 | Paid |
| Combined Rate | 1.9472% | 1.7615% | 1.5918% | 1.6532% | 1.6935% | +0.0403% | $266.62 | $266.62 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,598,092 | $1,706,297 | -6.3% |
| Assessed Value | $174,665 | $159,256 | +9.7% |
| Land Value | $1,281,551 | $1,432,933 | -10.6% |
| Improvement Value | $316,541 | $273,364 | +15.8% |
| Taxable Value | $7,653 | $7,427 | +3.0% |
| Exemptions | HS,OV65 | HS,OV65 | |
| HS Cap Loss | -$1,423,427 | — | |
| Total Tax 2026 = estimate |
~$130
Estimated
|
~$267
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,598,092 | $1,598,092 | +0 (+0.0%) |
| Taxable Value | $7,653 | $7,653 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,598,092 | $1,281,551 | $316,541 | −$1,423,427 | $174,665 | $7,653 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,706,297 | $1,432,933 | $273,364 | −$1,547,041 | $159,256 | $7,427 | ~$267 | Partial |
| 2024 | $220,660 | — | — | −$181,953 | $38,707 | $— | $242 | Verified |
| 2023 | $205,831 | — | — | −$164,880 | $40,951 | $— | $211 | Verified |
| 2022 | $168,471 | — | — | −$142,349 | $26,122 | $— | $914 | Verified |
| 2021 | $94,274 | — | — | −$81,485 | $12,789 | $— | $964 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -10.5% | +3.0% | 0.6% | Not available | Partial |
| 2025 | +0.0% | +9.5% | 0.5% | Not available | Partial |
| 2024 | -6.3% | -5.6% | 0.5% | 0.0100% | Verified |
| 2023 | +57.3% | -0.7% | 0.5% | 0.0100% | Verified |
| 2022 | +106.8% ! | -1.4% | 0.8% | 0.0800% | Verified |
| 2021 | base year | — | 1.6% | 1.0200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +204.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -6.3% | +155.0% | +119.3% | +673.3% | 2025 | -6.3% | 2026 |
| Assessment Ratio | 10.9% | 14.5% | — | 19.9% | 2023 | 9.3% | 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 |
$267 | $519 | ~$3,190 | $964 | 2021 | $211 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,691,740 | ~$175,182 | ~1.6301% | ~$2,856 | +116.4% |
| 2027 | ~$7,987,440 | ~$192,700 | ~1.5667% | ~$3,019 | +368.1% |
| 2028 | ~$17,281,606 | ~$211,970 | ~1.5033% | ~$3,187 | +912.8% |
| 2029 | ~$37,390,441 | ~$233,167 | ~1.4399% | ~$3,357 | +2091.3% |
| 2030 | ~$80,897,869 | ~$256,483 | ~1.3765% | ~$3,530 | +4641.1% |
| 2026 | ~$3,657,614 | ~$175,182 | ~1.6935% | ~$2,967 | +114.4% |
| 2027 | ~$7,840,453 | ~$192,700 | ~1.6935% | ~$3,263 | +359.5% |
| 2028 | ~$16,806,776 | ~$211,970 | ~1.6935% | ~$3,590 | +885.0% |
| 2029 | ~$36,026,965 | ~$233,167 | ~1.6935% | ~$3,949 | +2011.4% |
| 2030 | ~$77,227,315 | ~$256,483 | ~1.6935% | ~$4,344 | +4426.0% |
| 2026 | ~$3,725,866 | ~$175,182 | ~1.5984% | ~$2,800 | +118.4% |
| 2027 | ~$8,135,792 | ~$192,700 | ~1.5033% | ~$2,897 | +376.8% |
| 2028 | ~$17,765,296 | ~$211,970 | ~1.4082% | ~$2,985 | +941.2% |
| 2029 | ~$38,792,258 | ~$233,167 | ~1.3131% | ~$3,062 | +2173.5% |
| 2030 | ~$84,706,682 | ~$256,483 | ~1.2179% | ~$3,124 | +4864.4% |
In 2025, this property's market value of $1,706,297 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — +185% above 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 | $1,706,297 | $207,536 | $597,708 | $1,442,275 | ↑ Top 25% | +0.0% |
| 2024 | $220,660 | $217,016 | $597,296 | $1,446,593 | ↓ Below median | +23.7% |
| 2023 | $205,831 | $167,963 | $453,916 | $1,078,522 | ↓ Below median | +0.0% |
| 2022 | $168,471 | $180,794 | $446,888 | $1,009,883 | ↓ Bottom 25% | +46.1% |
| 2021 | $94,274 | $33,611 | $103,166 | $247,000 | ↓ Below 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.