16001 RICHARDS DR TX 78617
| Owner | BROWN JACQUELYN L & |
|---|---|
| Parcel ID | 0331500104 |
| Short ID | 297618 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | 1,999 SF |
| Land SF | 6,031,187 SF |
| Acres | 138.457 |
| Year Built | 1984 |
| Legal | ABS 18 NAVARRO J A ACR 137.457 (1-D-1) |
| Neighborhood | _RGN415 |
| Land | $3,526,080 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,526,080 |
| Improvement | $348,403 |
|---|---|
| Total Improvement | $348,403 |
| Market | $3,874,483 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,874,483 |
| Value Limitation Adjustment (−) (homestead cap) | −$3,666,436 |
| Net Appraised (assessed) | $208,047 |
| Exemptions (−) (HS,OV65) | −$181,705 |
|---|---|
| Taxable Value | $26,342 |
Appreciation: Market value has risen +3142.8% from $119,479 (2021) to $3,874,483 (2025), a CAGR of 138.6% 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 $460. Del Valle ISD is the largest single contributor, at 31.1% of the total 2025 levy.
Assessment Gap: Assessed value ($208,047) is $3,666,436 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 91% of market value ($3,526,080 land vs $348,403 improvements), about $1/SF of land. With value concentrated in the land under a ~42-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 $3,874,483, 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 +172.2% Base-scenario CAGR (Based on 2022–2025 certified trend, projected forward from 2025), the model projects market value near $579,102,104 by 2030, with an estimated annual tax burden around $4,888. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,999 SF | ✓ |
| 612 | TERRACE UNCOVERD | 432 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 374 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 224 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 297618 | BROWN JACQUELYN L & | 16001 RICHARDS DR 78617 | $173,691 | $173,691 | $0 |
| 297619 | BROWN JACQUELYN L & | 107.457 | $4,673,538 | $16,719 | $16,719 |
Market value changed by 79% 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% | $148.26 | $148.26 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $94.11 | $94.11 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $94.11 | $94.11 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $75.15 | $75.15 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $45.98 | $45.98 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $18.44 | $18.44 | Paid |
| Combined Rate | 1.9760% | 1.8900% | 1.7067% | 1.7506% | 1.7462% | -0.0044% | $476.05 | $476.05 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,847,229 | $3,874,483 | +25.1% |
| Assessed Value | $190,410 | $208,047 | -8.5% |
| Land Value | $4,707,538 | $3,526,080 | +33.5% |
| Improvement Value | $139,691 | $348,403 | -59.9% |
| Taxable Value | $16,719 | $26,342 | -36.5% |
| Exemptions | HS,OV65 | HS,OV65 | |
| HS Cap Loss | -$4,656,819 | — | |
| Total Tax 2026 = estimate |
~$292
Estimated
|
~$476
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,847,229 | $4,847,229 | +0 (+0.0%) |
| Taxable Value | $16,719 | $16,719 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,847,229 | $4,707,538 | $139,691 | −$4,656,819 | $190,410 | $16,719 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,874,483 | $3,526,080 | $348,403 | −$3,666,436 | $208,047 | $26,342 | ~$476 | Partial |
| 2024 | $258,176 | — | — | −$232,709 | $25,467 | $— | $738 | Verified |
| 2023 | $240,341 | — | — | −$231,841 | $8,500 | $— | $730 | Verified |
| 2022 | $192,083 | — | — | −$183,583 | $8,500 | $— | $1,700 | Verified |
| 2021 | $119,479 | — | — | −$114,739 | $4,740 | $— | $2,026 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +33.5% | +7.0% | 0.4% | Not available | Partial |
| 2025 | +0.0% | +27.0% | 0.4% | Not available | Partial |
| 2024 | +199.6% ! | -11.1% | 0.4% | 0.0200% | Verified |
| 2023 | +0.0% | -5.4% | 1.2% | 0.0500% | Verified |
| 2022 | +79.3% ! | -0.6% | 1.2% | 0.1200% | Verified |
| 2021 | base year | — | 2.3% | 1.7000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +437.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +25.1% | +303.8% | +161.3% | +1400.7% | 2025 | +7.4% | 2024 |
| Assessment Ratio | 3.9% | 5.2% | — | 9.9% | 2024 | 3.5% | 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 |
$476 | $1,134 | ~$4,367 | $2,026 | 2021 | $476 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$10,546,832 | ~$228,852 | ~1.6887% | ~$3,865 | +172.2% |
| 2027 | ~$28,709,810 | ~$251,737 | ~1.6313% | ~$4,106 | +641.0% |
| 2028 | ~$78,151,729 | ~$276,911 | ~1.5738% | ~$4,358 | +1917.1% |
| 2029 | ~$212,738,879 | ~$304,602 | ~1.5164% | ~$4,619 | +5390.8% |
| 2030 | ~$579,102,104 | ~$335,062 | ~1.4589% | ~$4,888 | +14846.6% |
| 2026 | ~$10,469,343 | ~$228,852 | ~1.7462% | ~$3,996 | +170.2% |
| 2027 | ~$28,289,486 | ~$251,737 | ~1.7462% | ~$4,396 | +630.1% |
| 2028 | ~$76,441,765 | ~$276,911 | ~1.7462% | ~$4,835 | +1873.0% |
| 2029 | ~$206,555,307 | ~$304,602 | ~1.7462% | ~$5,319 | +5231.2% |
| 2030 | ~$558,138,534 | ~$335,062 | ~1.7462% | ~$5,851 | +14305.5% |
| 2026 | ~$10,624,322 | ~$228,852 | ~1.6600% | ~$3,799 | +174.2% |
| 2027 | ~$29,133,233 | ~$251,737 | ~1.5738% | ~$3,962 | +651.9% |
| 2028 | ~$79,887,005 | ~$276,911 | ~1.4876% | ~$4,119 | +1961.9% |
| 2029 | ~$219,060,259 | ~$304,602 | ~1.4015% | ~$4,269 | +5553.9% |
| 2030 | ~$600,690,904 | ~$335,062 | ~1.3153% | ~$4,407 | +15403.8% |
In 2025, this property's market value of $3,874,483 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 | $3,874,483 | $207,536 | $597,708 | $1,442,275 | ↑ Top 25% | +0.0% |
| 2024 | $258,176 | $217,016 | $597,296 | $1,446,593 | ↓ Below median | +23.7% |
| 2023 | $240,341 | $167,963 | $453,916 | $1,078,522 | ↓ Below median | +0.0% |
| 2022 | $192,083 | $180,794 | $446,888 | $1,009,883 | ↓ Below median | +46.1% |
| 2021 | $119,479 | $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.