TX
| Owner | MELBER BETTY |
|---|---|
| Parcel ID | 0275700103 |
| Short ID | 278129 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | 1,879 SF |
| Land SF | 871,200 SF |
| Acres | 20.000 |
| Year Built | 1978 |
| Legal | ABS 844 SUR 38 ZAMBRANO J ACR 19.0 (1-D-1) |
| Neighborhood | _AACRE |
| Land | $2,000,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,000,000 |
| Improvement | $114,366 |
|---|---|
| Total Improvement | $114,366 |
| Market | $2,114,366 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,114,366 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,911,961 |
| Net Appraised (assessed) | $202,405 |
| Exemptions (−) (HS,OV65) | −$183,009 |
|---|---|
| Taxable Value | $19,396 |
Appreciation: Market value has risen +1386.4% from $142,248 (2021) to $2,114,366 (2025), a CAGR of 96.4% 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 $328. Travis County ESD # 02 is the largest single contributor, at 62.0% of the total 2025 levy.
Assessment Gap: Assessed value ($202,405) is $1,911,961 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 95% of market value ($2,000,000 land vs $114,366 improvements), about $2/SF of land. With value concentrated in the land under a ~48-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 $2,114,366, 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 +148.0% Base-scenario CAGR (Based on 2022–2025 certified trend, projected forward from 2025), the model projects market value near $198,357,091 by 2030, with an estimated annual tax burden around $4,487. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,879 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,879 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 520 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 437 SF | ✗ |
| 571 | STORAGE DET | 120 SF | ✓ |
| 581 | STORAGE ATT | 96 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 278129 | MELBER BETTY | 20014 MELBER LN MANOR | $214,366 | $214,366 | $26,224 |
| 278130 | MELBER BETTY | 19.000 | $1,900,000 | $3,675 | $3,675 |
Market value changed by 100% 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 |
|---|---|---|---|---|---|---|---|---|---|
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $187.76 | $187.76 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $72.90 | $72.90 | Paid |
| IPF Pflugerville ISD | 1.3880% | 1.2646% | 1.1092% | 1.1069% | 1.1069% | +0.0000% | $38.29 | $38.29 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4.08 | $4.08 | Paid |
| Combined Rate | 1.9472% | 1.7615% | 1.5918% | 1.6532% | 1.6935% | +0.0403% | $303.03 | $303.03 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,114,366 | $2,114,366 | +0.0% |
| Assessed Value | $218,041 | $202,405 | +7.7% |
| Land Value | $2,000,000 | $2,000,000 | +0.0% |
| Improvement Value | $114,366 | $114,366 | +0.0% |
| Taxable Value | $29,899 | $19,396 | +54.2% |
| Exemptions | HS,OV65 | HS,OV65 | |
| HS Cap Loss | -$1,896,325 | — | |
| Total Tax 2026 = estimate |
~$506
Estimated
|
~$303
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,114,366 | $2,114,366 | +0 (+0.0%) |
| Taxable Value | $31,948 | $29,899 | -2,049 (-6.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,114,366 | $2,000,000 | $114,366 | −$1,896,325 | $218,041 | $29,899 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,114,366 | $2,000,000 | $114,366 | −$1,911,961 | $202,405 | $19,396 | ~$303 | Partial |
| 2024 | $178,662 | — | — | −$78,662 | $100,000 | $— | $247 | Verified |
| 2023 | $149,471 | — | — | −$99,471 | $50,000 | $— | $203 | Verified |
| 2022 | $138,618 | — | — | −$108,618 | $30,000 | $— | $465 | Verified |
| 2021 | $142,248 | — | — | −$112,248 | $30,000 | $— | $487 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +6.2% | 0.2% | Not available | Partial |
| 2025 | +0.0% | +18.5% | 0.2% | Not available | Partial |
| 2024 | +100.0% ! | +3.5% | 0.2% | 0.0100% | Verified |
| 2023 | +66.7% | +7.9% | 0.3% | 0.0200% | Verified |
| 2022 | +0.0% | -1.2% | 0.5% | 0.0600% | Verified |
| 2021 | base year | — | 0.5% | 0.3400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +233.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +221.6% | +148.0% | +1083.4% | 2025 | -2.6% | 2022 |
| Assessment Ratio | 10.3% | 25.3% | — | 56.0% | 2024 | 9.6% | 2025 |
| Effective Tax Rate (2025) | 0.0000% | 0.0000% | — | 0.0000% | 2025 | 0.0000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$303 | $341 | ~$4,054 | $487 | 2021 | $203 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,243,650 | ~$222,646 | ~1.6301% | ~$3,629 | +148.0% |
| 2027 | ~$13,004,306 | ~$244,910 | ~1.5667% | ~$3,837 | +515.0% |
| 2028 | ~$32,250,816 | ~$269,401 | ~1.5033% | ~$4,050 | +1425.3% |
| 2029 | ~$79,982,361 | ~$296,341 | ~1.4399% | ~$4,267 | +3682.8% |
| 2030 | ~$198,357,091 | ~$325,975 | ~1.3765% | ~$4,487 | +9281.4% |
| 2026 | ~$5,201,362 | ~$222,646 | ~1.6935% | ~$3,771 | +146.0% |
| 2027 | ~$12,795,406 | ~$244,910 | ~1.6935% | ~$4,148 | +505.2% |
| 2028 | ~$31,476,833 | ~$269,401 | ~1.6935% | ~$4,562 | +1388.7% |
| 2029 | ~$77,433,338 | ~$296,341 | ~1.6935% | ~$5,019 | +3562.2% |
| 2030 | ~$190,486,822 | ~$325,975 | ~1.6935% | ~$5,520 | +8909.2% |
| 2026 | ~$5,285,937 | ~$222,646 | ~1.5984% | ~$3,559 | +150.0% |
| 2027 | ~$13,214,898 | ~$244,910 | ~1.5033% | ~$3,682 | +525.0% |
| 2028 | ~$33,037,383 | ~$269,401 | ~1.4082% | ~$3,794 | +1462.5% |
| 2029 | ~$82,593,804 | ~$296,341 | ~1.3131% | ~$3,891 | +3806.3% |
| 2030 | ~$206,485,375 | ~$325,975 | ~1.2179% | ~$3,970 | +9665.8% |
In 2025, this property's market value of $2,114,366 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 4× 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 | $2,114,366 | $207,536 | $597,708 | $1,442,275 | ↑ Top 25% | +0.0% |
| 2024 | $178,662 | $217,016 | $597,296 | $1,446,593 | ↓ Bottom 25% | +23.7% |
| 2023 | $149,471 | $167,963 | $453,916 | $1,078,522 | ↓ Bottom 25% | +0.0% |
| 2022 | $138,618 | $180,794 | $446,888 | $1,009,883 | ↓ Bottom 25% | +46.1% |
| 2021 | $142,248 | $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.