GATTIS SCHOOL RD TX 78664
| Owner | WALLACE LUCIAN J & CAROLYN B |
|---|---|
| Parcel ID | 0293480114 |
| Short ID | 482806 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | 2,633 SF |
| Land SF | 647,824 SF |
| Acres | 14.872 |
| Year Built | 1986 |
| Legal | ABS 568 SUR 12 MATTHEWS E W ACR 12.3720 (NON-HOMESTEAD) (1-D-1) |
| Neighborhood | _CACRE |
| Land | $1,090,810 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,090,810 |
| Improvement | $156,092 |
|---|---|
| Total Improvement | $156,092 |
| Market | $1,246,902 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,246,902 |
| Value Limitation Adjustment (−) (homestead cap) | −$988,450 |
| Net Appraised (assessed) | $258,452 |
| Exemptions (−) (HS,OV65) | −$194,648 |
|---|---|
| Taxable Value | $63,804 |
Appreciation: Market value has risen +607.5% from $176,245 (2021) to $1,246,902 (2025), a CAGR of 63.1% 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 $1,081. Travis County is the largest single contributor, at 46.1% of the total 2025 levy.
Assessment Gap: Assessed value ($258,452) is $988,450 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 87% of market value ($1,090,810 land vs $156,092 improvements), about $2/SF of land. With value concentrated in the land under a ~40-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 $1,246,902, 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 +91.4% Base-scenario CAGR (Based on 2022–2025 certified trend, projected forward from 2025), the model projects market value near $32,052,208 by 2030, with an estimated annual tax burden around $5,729. 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.
12 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,633 SF | ✗ |
| 1ST | 1st Floor | 1,765 SF | ✓ |
| 031 | GARAGE DET 1ST F | 1,428 SF | ✓ |
| 2ND | 2nd Floor | 868 SF | ✓ |
| 581 | STORAGE ATT | 672 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 665 SF | ✓ |
| 512 | DECK UNCOVRED | 368 SF | ✗ |
| 612 | TERRACE UNCOVERD | 368 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 168 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 168 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 482806 | WALLACE LUCIAN J & CAROLYN B | 4244 GATTIS SCHOOL RD ROUND ROCK 78664 | $981,128 | $282,856 | $81,016 |
| 482807 | WALLACE LUCIAN J & CAROLYN B | 0.000 | $989,760 | $1,319 | $1,319 |
Market value changed by 95% 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% | $239.80 | $239.80 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $239.76 | $239.76 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $25.76 | $25.76 | Paid |
| IPF Pflugerville ISD | 1.3880% | 1.2646% | 1.1092% | 1.1069% | 1.1069% | +0.0000% | $14.50 | $14.50 | Paid |
| Combined Rate | 1.9472% | 1.7615% | 1.5918% | 1.6532% | 1.6935% | +0.0403% | $519.82 | $519.82 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,970,888 | $1,246,902 | +58.1% |
| Assessed Value | $284,175 | $258,452 | +10.0% |
| Land Value | $1,102,585 | $1,090,810 | +1.1% |
| Improvement Value | $868,303 | $156,092 | +456.3% |
| Taxable Value | $82,335 | $63,804 | +29.0% |
| Exemptions | HS,OV65 | HS,OV65 | |
| HS Cap Loss | -$1,686,713 | — | |
| Total Tax 2026 = estimate |
~$1,394
Estimated
|
~$520
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,970,888 | $1,970,888 | +0 (+0.0%) |
| Taxable Value | $84,384 | $82,335 | -2,049 (-2.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,970,888 | $1,102,585 | $868,303 | −$1,686,713 | $284,175 | $82,335 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,246,902 | $1,090,810 | $156,092 | −$988,450 | $258,452 | $63,804 | ~$520 | Partial |
| 2024 | $517,126 | — | — | −$212,907 | $304,219 | $— | $1,324 | Verified |
| 2023 | $506,188 | — | — | −$154,782 | $351,406 | $— | $1,244 | Verified |
| 2022 | $177,753 | — | — | — | $351,406 ! | $— | $2,099 | Verified |
| 2021 | $176,245 | — | — | −$132,345 | $43,900 | $— | $2,239 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.7% | 0.1% | Not available | Partial |
| 2025 | +0.0% | +1.3% | 0.1% | Not available | Partial |
| 2024 | +185.7% ! | -0.5% | 0.1% | 0.0900% | Verified |
| 2023 | +0.0% | -3.6% | 0.4% | 0.1400% | Verified |
| 2022 | +94.9% ! | -99.2% | 0.4% | 0.2500% | Verified |
| 2021 | base year | — | ~100% | 1.2700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +456.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +58.1% | +77.4% | +77.4% | +184.8% | 2023 | +0.9% | 2022 |
| Assessment Ratio | 14.4% | 64.3% | — | 197.7% | 2022 | 14.4% | 2026 |
| 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 |
$520 | $1,485 | ~$5,177 | $2,239 | 2021 | $520 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,386,918 | ~$284,297 | ~1.6301% | ~$4,634 | +91.4% |
| 2027 | ~$4,569,225 | ~$312,727 | ~1.5667% | ~$4,900 | +266.4% |
| 2028 | ~$8,746,770 | ~$344,000 | ~1.5033% | ~$5,171 | +601.5% |
| 2029 | ~$16,743,754 | ~$378,400 | ~1.4399% | ~$5,449 | +1242.8% |
| 2030 | ~$32,052,208 | ~$416,240 | ~1.3765% | ~$5,729 | +2470.5% |
| 2026 | ~$2,361,980 | ~$284,297 | ~1.6935% | ~$4,815 | +89.4% |
| 2027 | ~$4,474,247 | ~$312,727 | ~1.6935% | ~$5,296 | +258.8% |
| 2028 | ~$8,475,471 | ~$344,000 | ~1.6935% | ~$5,826 | +579.7% |
| 2029 | ~$16,054,902 | ~$378,400 | ~1.6935% | ~$6,408 | +1187.6% |
| 2030 | ~$30,412,457 | ~$416,240 | ~1.6935% | ~$7,049 | +2339.0% |
| 2026 | ~$2,411,856 | ~$284,297 | ~1.5984% | ~$4,544 | +93.4% |
| 2027 | ~$4,665,201 | ~$312,727 | ~1.5033% | ~$4,701 | +274.1% |
| 2028 | ~$9,023,798 | ~$344,000 | ~1.4082% | ~$4,844 | +623.7% |
| 2029 | ~$17,454,538 | ~$378,400 | ~1.3131% | ~$4,969 | +1299.8% |
| 2030 | ~$33,761,938 | ~$416,240 | ~1.2179% | ~$5,070 | +2607.7% |
In 2025, this property's market value of $1,246,902 places it in the 50th–75th percentile for Agricultural properties in Travis County (7602 comparable) — +109% 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 | $1,246,902 | $207,536 | $597,708 | $1,442,275 | ↑ Above median | +0.0% |
| 2024 | $517,126 | $217,016 | $597,296 | $1,446,593 | ↓ Below median | +23.7% |
| 2023 | $506,188 | $167,963 | $453,916 | $1,078,522 | ↑ Above median | +0.0% |
| 2022 | $177,753 | $180,794 | $446,888 | $1,009,883 | ↓ Bottom 25% | +46.1% |
| 2021 | $176,245 | $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.