MERRILLTOWN DR TX 78728
| Owner | DARTAGNAN PARTNERS L P |
|---|---|
| Parcel ID | 0275110220 |
| Short ID | 277878 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 2,671,796 SF |
| Acres | 61.336 |
| Year Built | — |
| Legal | ABS 390 SUR 77 HORNSBY W ABS 570 SUR 70 MERRILL M ACR 61.336 [1-D-1] |
| Neighborhood | 1NO3 |
| Land | $26,717,962 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $26,717,962 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $8,015,388 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $8,015,388 |
| Value Limitation Adjustment (−) (homestead cap) | −$8,009,167 |
| Net Appraised (assessed) | $6,221 |
| Taxable Value | $6,221 |
|---|
Tax Burden: The combined rate across 6 taxing entities is 1.6136% in 2025 (+0.0359% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $100. Round Rock ISD is the largest single contributor, at 55.3% of the total 2025 levy.
Assessment Gap: Assessed value ($6,221) is $8,009,167 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 333% of market value ($26,717,962 land vs $0 improvements), about $10/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 $8,015,388, 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.
Market value changed by 233% 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 |
|---|---|---|---|---|---|---|---|---|---|
| IRR Round Rock ISD | 1.1336% | 1.0626% | 0.9190% | 0.8931% | 0.8931% | +0.0000% | $55.56 | $— | $55.56 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $23.38 | $— | $23.38 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $7.34 | $— | $7.34 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $6.43 | $— | $6.43 |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $5.77 | $— | $5.77 |
| E17 Travis County ESD #17 | 0.0450% | 0.0245% | 0.0230% | 0.0370% | 0.0305% | -0.0065% | $1.90 | $— | $1.90 |
| Combined Rate | 1.8426% | 1.6827% | 1.5232% | 1.5777% | 1.6136% | +0.0359% | $100.38 | $0.00 | $100.38 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $13,626,159 | $8,015,388 | +70.0% |
| Assessed Value | $6,505 | $6,221 | +4.6% |
| Land Value | $26,717,962 | $26,717,962 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $6,505 | $6,221 | +4.6% |
| HS Cap Loss | -$13,619,654 | — | |
| Total Tax 2026 = estimate |
~$105
Estimated
|
$100 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $26,717,962 | $13,626,159 | -13,091,803 (-49.0%) |
| Taxable Value | $6,505 | $6,505 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $13,626,159 | $26,717,962 | — | −$13,619,654 | $6,505 | $6,505 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $8,015,388 | $26,717,962 | — | −$8,009,167 | $6,221 | $6,221 | $100 | Verified |
| 2024 | $— | — | — | — | — | $— | $88 | Verified |
| 2023 | $— | — | — | — | — | $— | $89 | Verified |
| 2022 | $— | — | — | — | — | $— | $94 | Verified |
| 2021 | $— | — | — | — | — | $— | $94 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +233.3% ! | +4.6% | 0.0% | Not available | Partial |
| 2025 | -70.0% | +11.9% | 0.1% | 0.0000% | Verified |
| 2024 | +233.3% ! | -4.8% | 0.0% | 0.0000% | Verified |
| 2023 | +50.0% | +4.1% | 0.1% | 0.0000% | Verified |
| 2022 | +29.0% | +9.4% | 0.1% | 0.0000% | Verified |
| 2021 | base year | — | 0.1% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +93.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +70.0% | +70.0% | — | +70.0% | 2026 | +70.0% | 2026 |
| Assessment Ratio | 0.0% | 0.1% | — | 0.1% | 2025 | 0.0% | 2026 |
| Effective Tax Rate (2025) | 0.0000% | 0.0000% | — | 0.0000% | 2025 | 0.0000% | 2025 |
| Tax Amount | $100 | $100 | — | $100 | 2025 | $100 | 2025 |
In 2025, this property's market value of $8,015,388 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 13× 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 | $8,015,388 | $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.