S DUNLAP RD TX 78725
| Owner | GOOD RIVER FARM LP |
|---|---|
| Parcel ID | 0315600101 |
| Short ID | 292319 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | 2,550 SF |
| Land SF | 4,926,331 SF |
| Acres | 113.093 |
| Year Built | 1995 |
| Legal | ABS 12 SUR 13 GILLELAND J ACR 112.093 (1-D-1) |
| Neighborhood | _RGN405 |
| Land | $3,387,159 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,387,159 |
| Improvement | $189,047 |
|---|---|
| Total Improvement | $189,047 |
| Market | $3,576,206 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,576,206 |
| Value Limitation Adjustment (−) (homestead cap) | −$3,329,828 |
| Net Appraised (assessed) | $246,378 |
| Taxable Value | $246,378 |
|---|
Appreciation: Market value has risen +1699.3% from $198,755 (2021) to $3,576,206 (2025), a CAGR of 106.0% 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 5 taxing entities is 1.6462% in 2025 (-0.0044% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $4,056. Del Valle ISD is the largest single contributor, at 57.6% of the total 2025 levy.
Assessment Gap: Assessed value ($246,378) is $3,329,828 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 ($3,387,159 land vs $189,047 improvements), about $1/SF of land. With value concentrated in the land under a ~31-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 $3,576,206, 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 +136.9% Base-scenario CAGR (Based on 2022–2025 certified trend, projected forward from 2025), the model projects market value near $266,812,562 by 2030, with an estimated annual tax burden around $5,392. 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 | 2,550 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,550 SF | ✗ |
| SO | Sketch Only | 1,860 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 450 SF | ✗ |
| 571 | STORAGE DET | 240 SF | ✓ |
| 612 | TERRACE UNCOVERD | 140 SF | ✗ |
| 251 | BATHROOM | 3 SF | ✓ |
| 579 | STORAGE DET FV | 1 SF | ✓ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 292319 | GOOD RIVER FARM LP | 1243 DUNLAP RD 78725 | $218,997 | $218,997 | $218,997 |
| 380282 | GOOD RIVER FARM LP | 98.522 | $4,483,720 | $31,336 | $31,336 |
Market value changed by 200% 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 |
|---|---|---|---|---|---|---|---|---|---|
| IDV Del Valle ISD | 1.2020% | 1.1846% | 1.0028% | 0.9969% | 0.9489% | -0.0480% | $2,337.88 | $2,337.88 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $926.00 | $926.00 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $290.79 | $290.79 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $254.75 | $254.75 | Paid |
| E12 Travis County ESD # 12 | 0.1000% | 0.1000% | 0.0982% | 0.1000% | 0.1000% | +0.0000% | $246.38 | $246.38 | Paid |
| Combined Rate | 1.8760% | 1.8002% | 1.6049% | 1.6506% | 1.6462% | -0.0044% | $4,055.80 | $4,055.80 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,702,717 | $3,576,206 | +31.5% |
| Assessed Value | $250,333 | $246,378 | +1.6% |
| Land Value | $4,523,720 | $3,387,159 | +33.6% |
| Improvement Value | $178,997 | $189,047 | -5.3% |
| Taxable Value | $250,333 | $246,378 | +1.6% |
| HS Cap Loss | -$4,452,384 | — | |
| Total Tax 2026 = estimate |
~$4,121
Estimated
|
~$4,056
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,702,717 | $4,702,717 | +0 (+0.0%) |
| Taxable Value | $250,333 | $250,333 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,702,717 | $4,523,720 | $178,997 | −$4,452,384 | $250,333 | $250,333 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,576,206 | $3,387,159 | $189,047 | −$3,329,828 | $246,378 | $246,378 | ~$4,056 | Partial |
| 2024 | $383,520 | — | — | −$353,570 | $29,950 | $— | $6,154 | Verified |
| 2023 | $408,000 | — | — | −$398,000 | $10,000 | $— | $6,506 | Verified |
| 2022 | $269,000 | — | — | −$259,000 | $10,000 | $— | $7,759 | Verified |
| 2021 | $198,755 | — | — | −$191,219 | $7,536 | $— | $5,442 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +33.6% | +14.4% | 0.7% | Not available | Partial |
| 2025 | +0.0% | +23.8% | 0.8% | Not available | Partial |
| 2024 | +199.5% ! | +1.3% | 0.7% | 0.1600% | Verified |
| 2023 | +0.0% | -4.9% | 2.0% | 0.4300% | Verified |
| 2022 | +32.7% | +9.1% | 2.0% | 0.4900% | Verified |
| 2021 | base year | — | 2.5% | 2.7400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +297.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +31.5% | +189.0% | +125.5% | +832.5% | 2025 | -6.0% | 2024 |
| Assessment Ratio | 5.3% | 5.0% | — | 7.8% | 2024 | 2.5% | 2023 |
| 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 |
$4,056 | $5,983 | ~$4,841 | $7,759 | 2022 | $4,056 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$8,471,870 | ~$271,016 | ~1.5887% | ~$4,306 | +136.9% |
| 2027 | ~$20,069,476 | ~$298,117 | ~1.5313% | ~$4,565 | +461.2% |
| 2028 | ~$47,543,678 | ~$327,929 | ~1.4738% | ~$4,833 | +1229.4% |
| 2029 | ~$112,628,817 | ~$360,722 | ~1.4164% | ~$5,109 | +3049.4% |
| 2030 | ~$266,812,562 | ~$396,794 | ~1.3589% | ~$5,392 | +7360.8% |
| 2026 | ~$8,400,346 | ~$271,016 | ~1.6462% | ~$4,461 | +134.9% |
| 2027 | ~$19,732,031 | ~$298,117 | ~1.6462% | ~$4,908 | +451.8% |
| 2028 | ~$46,349,647 | ~$327,929 | ~1.6462% | ~$5,398 | +1196.1% |
| 2029 | ~$108,873,219 | ~$360,722 | ~1.6462% | ~$5,938 | +2944.4% |
| 2030 | ~$255,738,256 | ~$396,794 | ~1.6462% | ~$6,532 | +7051.1% |
| 2026 | ~$8,543,394 | ~$271,016 | ~1.5600% | ~$4,228 | +138.9% |
| 2027 | ~$20,409,781 | ~$298,117 | ~1.4738% | ~$4,394 | +470.7% |
| 2028 | ~$48,758,041 | ~$327,929 | ~1.3876% | ~$4,550 | +1263.4% |
| 2029 | ~$116,480,750 | ~$360,722 | ~1.3015% | ~$4,695 | +3157.1% |
| 2030 | ~$278,267,231 | ~$396,794 | ~1.2153% | ~$4,822 | +7681.1% |
In 2025, this property's market value of $3,576,206 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 6× 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 | $3,576,206 | $207,536 | $597,708 | $1,442,275 | ↑ Top 25% | +0.0% |
| 2024 | $383,520 | $217,016 | $597,296 | $1,446,593 | ↓ Below median | +23.7% |
| 2023 | $408,000 | $167,963 | $453,916 | $1,078,522 | ↓ Below median | +0.0% |
| 2022 | $269,000 | $180,794 | $446,888 | $1,009,883 | ↓ Below median | +46.1% |
| 2021 | $198,755 | $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.