MELBER LN TX
| Owner | NICHOLSON THEODORE L & ANN F |
|---|---|
| Parcel ID | 0283700113 |
| Short ID | 281958 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | 3,350 SF |
| Land SF | 460,821 SF |
| Acres | 10.579 |
| Year Built | 1984 |
| Legal | 9.579AC OF LOT 1 BROWN BENNETT SUBD (1-D-1) |
| Neighborhood | _RGN317 |
| Land | $586,484 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $586,484 |
| Improvement | $578,849 |
|---|---|
| Total Improvement | $578,849 |
| Market | $1,165,333 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,165,333 |
| Value Limitation Adjustment (−) (homestead cap) | −$862,252 |
| Net Appraised (assessed) | $303,081 |
| Exemptions (−) (HS,OV65) | −$203,487 |
|---|---|
| Taxable Value | $99,594 |
Appreciation: Market value has risen +522.8% from $187,106 (2021) to $1,165,333 (2025), a CAGR of 58.0% 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 $1,687. Travis County is the largest single contributor, at 40.5% of the total 2025 levy.
Assessment Gap: Assessed value ($303,081) is $862,252 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 50% of market value ($586,484 land vs $578,849 improvements), about $1/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $1,165,333, this parcel sits in the upper-middle (50th–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 +47.7% Base-scenario CAGR (Based on 2022–2025 certified trend, projected forward from 2025), the model projects market value near $8,188,793 by 2030, with an estimated annual tax burden around $6,719. 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.
10 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 3,350 SF | ✗ |
| 1ST | 1st Floor | 2,550 SF | ✓ |
| 2ND | 2nd Floor | 800 SF | ✓ |
| 061 | CARPORT ATT 1ST | 704 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 600 SF | ✗ |
| 512 | DECK UNCOVRED | 200 SF | ✗ |
| 581 | STORAGE ATT | 160 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
| 604 | POOL RES CONC | 1 SF | ✗ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 281958 | NICHOLSON THEODORE L & ANN F | 21200 MELBER LN 1 | $696,422 | $331,471 | $119,908 |
| 281959 | NICHOLSON THEODORE L & ANN F | 9.579 | $473,404 | $1,853 | $1,853 |
Market value changed by 90% 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 |
|---|---|---|---|---|---|---|---|---|---|
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $98.49 | $98.49 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $71.51 | $71.51 | Paid |
| IPF Pflugerville ISD | 1.3880% | 1.2646% | 1.1092% | 1.1069% | 1.1069% | +0.0000% | $54.49 | $54.49 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $18.55 | $18.55 | Paid |
| Combined Rate | 1.9472% | 1.7615% | 1.5918% | 1.6532% | 1.6935% | +0.0403% | $243.04 | $243.04 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,169,826 | $1,165,333 | +0.4% |
| Assessed Value | $333,324 | $303,081 | +10.0% |
| Land Value | $522,825 | $586,484 | -10.9% |
| Improvement Value | $647,001 | $578,849 | +11.8% |
| Taxable Value | $121,761 | $99,594 | +22.3% |
| Exemptions | HS,OV65 | HS,OV65 | |
| HS Cap Loss | -$836,502 | — | |
| Total Tax 2026 = estimate |
~$2,062
Estimated
|
~$243
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,169,826 | $1,169,826 | +0 (+0.0%) |
| Taxable Value | $123,810 | $121,761 | -2,049 (-1.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,169,826 | $522,825 | $647,001 | −$836,502 | $333,324 | $121,761 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,165,333 | $586,484 | $578,849 | −$862,252 | $303,081 | $99,594 | ~$243 | Partial |
| 2024 | $508,090 | — | — | −$452,651 | $55,439 | $— | $462 | Verified |
| 2023 | $490,852 | — | — | −$407,769 | $83,083 | $— | $432 | Verified |
| 2022 | $361,733 | — | — | −$289,828 | $71,905 | $— | $672 | Verified |
| 2021 | $187,106 | — | — | −$167,400 | $19,706 | $— | $709 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -10.9% | +6.2% | 0.4% | Not available | Partial |
| 2025 | +0.0% | +18.6% | 0.3% | Not available | Partial |
| 2024 | -33.3% | +3.5% | 0.3% | 0.0500% | Verified |
| 2023 | +15.5% | +7.9% | 0.2% | 0.0300% | Verified |
| 2022 | +90.4% ! | -99.4% | 0.2% | 0.0600% | Verified |
| 2021 | base year | — | 56.9% | 0.3800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +46.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.4% | +52.5% | +47.6% | +129.4% | 2025 | +0.4% | 2026 |
| Assessment Ratio | 28.5% | 18.8% | — | 28.5% | 2026 | 10.5% | 2021 |
| 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 |
$243 | $504 | ~$6,071 | $709 | 2021 | $243 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,721,092 | ~$333,389 | ~1.6301% | ~$5,435 | +47.7% |
| 2027 | ~$2,541,897 | ~$366,728 | ~1.5667% | ~$5,746 | +118.1% |
| 2028 | ~$3,754,153 | ~$403,401 | ~1.5033% | ~$6,064 | +222.2% |
| 2029 | ~$5,544,545 | ~$443,741 | ~1.4399% | ~$6,389 | +375.8% |
| 2030 | ~$8,188,793 | ~$488,115 | ~1.3765% | ~$6,719 | +602.7% |
| 2026 | ~$1,697,785 | ~$333,389 | ~1.6935% | ~$5,646 | +45.7% |
| 2027 | ~$2,473,520 | ~$366,728 | ~1.6935% | ~$6,211 | +112.3% |
| 2028 | ~$3,603,695 | ~$403,401 | ~1.6935% | ~$6,832 | +209.2% |
| 2029 | ~$5,250,259 | ~$443,741 | ~1.6935% | ~$7,515 | +350.5% |
| 2030 | ~$7,649,153 | ~$488,115 | ~1.6935% | ~$8,266 | +556.4% |
| 2026 | ~$1,744,398 | ~$333,389 | ~1.5984% | ~$5,329 | +49.7% |
| 2027 | ~$2,611,207 | ~$366,728 | ~1.5033% | ~$5,513 | +124.1% |
| 2028 | ~$3,908,741 | ~$403,401 | ~1.4082% | ~$5,681 | +235.4% |
| 2029 | ~$5,851,033 | ~$443,741 | ~1.3131% | ~$5,827 | +402.1% |
| 2030 | ~$8,758,469 | ~$488,115 | ~1.2179% | ~$5,945 | +651.6% |
In 2025, this property's market value of $1,165,333 places it in the 50th–75th percentile for Agricultural properties in Travis County (7602 comparable) — +95% 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 | $1,165,333 | $207,536 | $597,708 | $1,442,275 | ↑ Above median | +0.0% |
| 2024 | $508,090 | $217,016 | $597,296 | $1,446,593 | ↓ Below median | +23.7% |
| 2023 | $490,852 | $167,963 | $453,916 | $1,078,522 | ↑ Above median | +0.0% |
| 2022 | $361,733 | $180,794 | $446,888 | $1,009,883 | ↓ Below median | +46.1% |
| 2021 | $187,106 | $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.