MCNEIL-MERRILTOWN RD TX
| Owner | DARTAGNAN PARTNERS L P |
|---|---|
| Parcel ID | 0275110110 |
| Short ID | 277855 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 786,258 SF |
| Acres | 18.050 |
| Year Built | — |
| Legal | ABS 312 SUR 60 GARCIA F ABS 390 SUR 77 HORNSBY W ACR 18.0500 [1-D-1] |
| Neighborhood | VT540 |
| Land | $1,805,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,805,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,805,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,805,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,803,169 |
| Net Appraised (assessed) | $1,831 |
| Taxable Value | $1,831 |
|---|
Tax Burden: The combined rate across 5 taxing entities is 1.5170% in 2025 (+0.0402% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $28. Round Rock ISD is the largest single contributor, at 58.9% of the total 2025 levy.
Assessment Gap: Assessed value ($1,831) is $1,803,169 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 100% of market value ($1,805,000 land vs $0 improvements), about $2/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 $1,805,000, 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.
No delinquent taxes on record.
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IRR Round Rock ISD | 1.1336% | 1.0626% | 0.9190% | 0.8931% | 0.8931% | +0.0000% | $16.35 | $— | $16.35 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6.88 | $— | $6.88 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2.16 | $— | $2.16 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1.89 | $— | $1.89 |
| E04 Travis County ESD # 04 | 0.0800% | 0.0600% | 0.0400% | 0.0300% | 0.0266% | -0.0034% | $0.49 | $— | $0.49 |
| Combined Rate | 1.7876% | 1.6382% | 1.4629% | 1.4768% | 1.5170% | +0.0402% | $27.77 | $0.00 | $27.77 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,403,385 | $1,805,000 | -22.3% |
| Assessed Value | $1,914 | $1,831 | +4.5% |
| Land Value | $1,805,000 | $1,805,000 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,914 | $1,831 | +4.5% |
| HS Cap Loss | -$1,401,471 | — | |
| Total Tax 2026 = estimate |
~$29
Estimated
|
$28 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,805,000 | $1,403,385 | -401,615 (-22.3%) |
| Taxable Value | $1,914 | $1,914 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,403,385 | $1,805,000 | — | −$1,401,471 | $1,914 | $1,914 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,805,000 | $1,805,000 | — | −$1,803,169 | $1,831 | $1,831 | $28 | Verified |
| 2024 | $— | — | — | — | — | $— | $24 | Verified |
| 2023 | $— | — | — | — | — | $— | $25 | Verified |
| 2022 | $— | — | — | — | — | $— | $27 | Verified |
| 2021 | $— | — | — | — | — | $— | $28 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +4.5% | 0.1% | Not available | Partial |
| 2025 | +28.6% | +11.9% | 0.1% | 0.0000% | Verified |
| 2024 | +0.0% | -4.8% | 0.1% | 0.0000% | Verified |
| 2023 | -11.9% | +4.1% | 0.1% | 0.0000% | Verified |
| 2022 | -11.8% | +4.4% | 0.1% | 0.0000% | Verified |
| 2021 | base year | — | 0.1% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +0.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -22.3% | -22.3% | — | -22.3% | 2026 | -22.3% | 2026 |
| Assessment Ratio | 0.1% | 0.1% | — | 0.1% | 2025 | 0.1% | 2025 |
| Effective Tax Rate (2025) | 0.0000% | 0.0000% | — | 0.0000% | 2025 | 0.0000% | 2025 |
| Tax Amount | $28 | $28 | — | $28 | 2025 | $28 | 2025 |
In 2025, this property's market value of $1,805,000 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 3× 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 | $1,805,000 | $207,536 | $597,708 | $1,442,275 | ↑ Top 25% | +0.0% |
| 2024 | — | $217,016 | $597,296 | $1,446,593 | — | +23.7% |
| 2023 | — | $167,963 | $453,916 | $1,078,522 | — | +0.0% |
| 2022 | — | $180,794 | $446,888 | $1,009,883 | — | +46.1% |
| 2021 | — | $33,611 | $103,166 | $247,000 | — | 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.