VICTORINE LN TX 78617
| Owner | SMELSER KENT S & JAMES B BOHLING |
|---|---|
| Parcel ID | 0315600216 |
| Short ID | 292348 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | 1,531 SF |
| Land SF | 774,497 SF |
| Acres | 17.780 |
| Year Built | 1955 |
| Legal | ABS 18 NAVARRO J A ACR 16.7800 (1-D-1) |
| Neighborhood | _RGN410 |
| Land | $1,410,728 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,410,728 |
| Improvement | $252,130 |
|---|---|
| Total Improvement | $252,130 |
| Market | $1,662,858 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,662,858 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,512,687 |
| Net Appraised (assessed) | $150,171 |
| Taxable Value | $150,171 |
|---|
Appreciation: Market value has risen +1897.5% from $83,249 (2021) to $1,662,858 (2025), a CAGR of 111.4% 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 6 taxing entities is 1.7462% in 2025 (-0.0044% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $2,622. Del Valle ISD is the largest single contributor, at 54.3% of the total 2025 levy.
Assessment Gap: Assessed value ($150,171) is $1,512,687 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 85% of market value ($1,410,728 land vs $252,130 improvements), about $2/SF of land. With value concentrated in the land under a ~71-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 $1,662,858, 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 +80.0% Base-scenario CAGR (Based on 2022–2025 certified trend, projected forward from 2025), the model projects market value near $31,431,956 by 2030, with an estimated annual tax burden around $3,528. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,245 SF | ✓ |
| 2ND | 2nd Floor | 286 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 161 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
| 302 | BARN FV | 1 SF | ✓ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 292348 | SMELSER KENT S & JAMES B BOHLING | 3400 VICTORINE LN 78617 | $185,772 | $178,012 | $178,012 |
| 292349 | SMELSER KENT S & JAMES B BOHLING | 8.000 | $1,416,903 | $1,939 | $1,939 |
Market value changed by 128% 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 |
|---|---|---|---|---|---|---|---|---|---|
| IDV Del Valle ISD | 1.2020% | 1.1846% | 1.0028% | 0.9969% | 0.9489% | -0.0480% | $1,424.98 | $1,424.98 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $564.41 | $564.41 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $177.24 | $177.24 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $155.28 | $155.28 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $150.17 | $150.17 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $150.17 | $150.17 | Paid |
| Combined Rate | 1.9760% | 1.8900% | 1.7067% | 1.7506% | 1.7462% | -0.0044% | $2,622.25 | $2,622.25 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,602,675 | $1,662,858 | -3.6% |
| Assessed Value | $179,951 | $150,171 | +19.8% |
| Land Value | $1,501,343 | $1,410,728 | +6.4% |
| Improvement Value | $101,332 | $252,130 | -59.8% |
| Taxable Value | $179,951 | $150,171 | +19.8% |
| HS Cap Loss | -$1,422,724 | — | |
| Total Tax 2026 = estimate |
~$3,142
Estimated
|
~$2,622
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,602,675 | $1,602,675 | +0 (+0.0%) |
| Taxable Value | $179,951 | $179,951 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,602,675 | $1,501,343 | $101,332 | −$1,422,724 | $179,951 | $179,951 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,662,858 | $1,410,728 | $252,130 | −$1,512,687 | $150,171 | $150,171 | ~$2,622 | Partial |
| 2024 | $190,339 | — | — | −$183,839 | $6,500 | $— | $2,191 | Verified |
| 2023 | $159,592 | — | — | −$153,092 | $6,500 | $— | $3,277 | Verified |
| 2022 | $285,066 | — | — | −$278,566 | $6,500 | $— | $3,048 | Verified |
| 2021 | $83,249 | — | — | −$76,749 | $6,500 | $— | $5,666 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +6.4% | +6.1% | 0.1% | Not available | Partial |
| 2025 | +0.0% | +21.1% | 0.1% | Not available | Partial |
| 2024 | +16.1% | -8.7% | 0.1% | 0.1500% | Verified |
| 2023 | +0.0% | -2.0% | 0.1% | 0.2500% | Verified |
| 2022 | +127.9% ! | +1.1% | 0.2% | 0.2300% | Verified |
| 2021 | base year | — | 0.3% | 6.8100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +164.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -3.6% | +197.5% | +81.4% | +773.6% | 2025 | -44.0% | 2023 |
| Assessment Ratio | 11.2% | 6.3% | — | 11.2% | 2026 | 2.3% | 2022 |
| 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 |
$2,622 | $3,361 | ~$3,152 | $5,666 | 2021 | $2,191 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,993,356 | ~$165,188 | ~1.6887% | ~$2,790 | +80.0% |
| 2027 | ~$5,388,423 | ~$181,707 | ~1.6313% | ~$2,964 | +224.0% |
| 2028 | ~$9,699,848 | ~$199,878 | ~1.5738% | ~$3,146 | +483.3% |
| 2029 | ~$17,460,961 | ~$219,865 | ~1.5164% | ~$3,334 | +950.1% |
| 2030 | ~$31,431,956 | ~$241,852 | ~1.4589% | ~$3,528 | +1790.2% |
| 2026 | ~$2,960,099 | ~$165,188 | ~1.7462% | ~$2,884 | +78.0% |
| 2027 | ~$5,269,354 | ~$181,707 | ~1.7462% | ~$3,173 | +216.9% |
| 2028 | ~$9,380,121 | ~$199,878 | ~1.7462% | ~$3,490 | +464.1% |
| 2029 | ~$16,697,810 | ~$219,865 | ~1.7462% | ~$3,839 | +904.2% |
| 2030 | ~$29,724,230 | ~$241,852 | ~1.7462% | ~$4,223 | +1687.5% |
| 2026 | ~$3,026,613 | ~$165,188 | ~1.6600% | ~$2,742 | +82.0% |
| 2027 | ~$5,508,822 | ~$181,707 | ~1.5738% | ~$2,860 | +231.3% |
| 2028 | ~$10,026,758 | ~$199,878 | ~1.4876% | ~$2,973 | +503.0% |
| 2029 | ~$18,249,978 | ~$219,865 | ~1.4015% | ~$3,081 | +997.5% |
| 2030 | ~$33,217,285 | ~$241,852 | ~1.3153% | ~$3,181 | +1897.6% |
In 2025, this property's market value of $1,662,858 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — +178% 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 | $1,662,858 | $207,536 | $597,708 | $1,442,275 | ↑ Top 25% | +0.0% |
| 2024 | $190,339 | $217,016 | $597,296 | $1,446,593 | ↓ Bottom 25% | +23.7% |
| 2023 | $159,592 | $167,963 | $453,916 | $1,078,522 | ↓ Bottom 25% | +0.0% |
| 2022 | $285,066 | $180,794 | $446,888 | $1,009,883 | ↓ Below median | +46.1% |
| 2021 | $83,249 | $33,611 | $103,166 | $247,000 | ↓ Below 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.