MAHA LOOP RD TX
| Owner | MENDEZ ELOY R |
|---|---|
| Parcel ID | 0356210502 |
| Short ID | 300858 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | 2,982 SF |
| Land SF | 3,623,756 SF |
| Acres | 83.190 |
| Year Built | 1986 |
| Legal | ABS 457 SUR 2 KINCHELO A ACR 73.19 (1-D-1) |
| Neighborhood | _RGN415 |
| Land | $2,660,123 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,660,123 |
| Improvement | $460,326 |
|---|---|
| Total Improvement | $460,326 |
| Market | $3,120,449 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,120,449 |
| Value Limitation Adjustment (−) (homestead cap) | −$2,786,746 |
| Net Appraised (assessed) | $333,703 |
| Exemptions (−) (HS,OV65) | −$208,476 |
|---|---|
| Taxable Value | $125,227 |
Appreciation: Market value has risen +1440.2% from $202,594 (2021) to $3,120,449 (2025), a CAGR of 98.1% 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 7 taxing entities is 2.0169% in 2025 (+0.0275% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $2,526. City of Mustang Ridge is the largest single contributor, at 32.8% of the total 2025 levy.
Assessment Gap: Assessed value ($333,703) is $2,786,746 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 ($2,660,123 land vs $460,326 improvements), about $1/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 $3,120,449, 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 +110.2% Base-scenario CAGR (Based on 2022–2025 certified trend, projected forward from 2025), the model projects market value near $128,065,736 by 2030, with an estimated annual tax burden around $8,507. 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 |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,982 SF | ✗ |
| 1ST | 1st Floor | 1,744 SF | ✓ |
| 2ND | 2nd Floor | 1,238 SF | ✓ |
| 051 | CARPORT DET 1ST | 792 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 372 SF | ✗ |
| SO | Sketch Only | 372 SF | ✗ |
| 251 | BATHROOM | 3 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 300858 | MENDEZ ELOY R | 11697 MAHA LOOP RD AUSTIN 78719 | $584,600 | $358,907 | $141,857 |
| 300859 | MENDEZ ELOY R | 0.000 | $2,927,600 | $7,763 | $7,763 |
Market value changed by 82% 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 |
|---|---|---|---|---|---|---|---|---|---|
| CMR City of Mustang Ridge | 0.3882% | 0.3112% | 0.2652% | 0.2388% | 0.2708% | +0.0320% | $237.58 | $237.58 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $138.59 | $138.59 | Paid |
| IDV Del Valle ISD | 1.2020% | 1.1846% | 1.0028% | 0.9969% | 0.9489% | -0.0480% | $120.59 | $120.59 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $88.99 | $88.99 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $88.99 | $88.99 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $31.14 | $31.14 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $17.59 | $17.59 | Paid |
| Combined Rate | 2.3642% | 2.2012% | 1.9719% | 1.9894% | 2.0169% | +0.0275% | $723.47 | $723.47 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,512,200 | $3,120,449 | +12.6% |
| Assessed Value | $366,670 | $333,703 | +9.9% |
| Land Value | $3,327,600 | $2,660,123 | +25.1% |
| Improvement Value | $184,600 | $460,326 | -59.9% |
| Taxable Value | $149,620 | $125,227 | +19.5% |
| Exemptions | HS,OV65 | HS,OV65 | |
| HS Cap Loss | -$3,145,530 | — | |
| Total Tax 2026 = estimate |
~$3,018
Estimated
|
~$723
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,512,200 | $3,512,200 | +0 (+0.0%) |
| Taxable Value | $151,669 | $149,620 | -2,049 (-1.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,512,200 | $3,327,600 | $184,600 | −$3,145,530 | $366,670 | $149,620 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,120,449 | $2,660,123 | $460,326 | −$2,786,746 | $333,703 | $125,227 | ~$723 | Partial |
| 2024 | $487,437 | — | — | −$167,672 | $319,765 | $— | $1,382 | Verified |
| 2023 | $463,294 | — | — | −$313,882 | $149,412 | $— | $1,365 | Verified |
| 2022 | $335,960 | — | — | −$186,548 | $149,412 | $— | $1,688 | Verified |
| 2021 | $202,594 | — | — | −$120,284 | $82,310 | $— | $1,775 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +25.1% | +4.6% | 0.3% | Not available | Partial |
| 2025 | +0.0% | +11.9% | 0.3% | Not available | Partial |
| 2024 | +114.0% ! | -4.8% | 0.3% | 0.0500% | Verified |
| 2023 | +0.0% | +4.1% | 0.6% | 0.0900% | Verified |
| 2022 | +81.5% ! | +4.4% | 0.6% | 0.1100% | Verified |
| 2021 | base year | — | 1.1% | 0.8800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +288.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +12.6% | +132.3% | +105.5% | +540.2% | 2025 | +5.2% | 2024 |
| Assessment Ratio | 10.4% | 34.0% | — | 65.6% | 2024 | 10.4% | 2026 |
| 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 |
$723 | $1,387 | ~$7,799 | $1,775 | 2021 | $723 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$6,559,342 | ~$367,073 | ~1.9301% | ~$7,085 | +110.2% |
| 2027 | ~$13,788,069 | ~$403,781 | ~1.8433% | ~$7,443 | +341.9% |
| 2028 | ~$28,983,218 | ~$444,159 | ~1.7565% | ~$7,802 | +828.8% |
| 2029 | ~$60,924,192 | ~$488,575 | ~1.6697% | ~$8,158 | +1852.4% |
| 2030 | ~$128,065,736 | ~$537,432 | ~1.5829% | ~$8,507 | +4004.1% |
| 2026 | ~$6,496,933 | ~$367,073 | ~2.0169% | ~$7,404 | +108.2% |
| 2027 | ~$13,526,943 | ~$403,781 | ~2.0169% | ~$8,144 | +333.5% |
| 2028 | ~$28,163,780 | ~$444,159 | ~2.0169% | ~$8,958 | +802.6% |
| 2029 | ~$58,638,416 | ~$488,575 | ~2.0169% | ~$9,854 | +1779.2% |
| 2030 | ~$122,088,152 | ~$537,432 | ~2.0169% | ~$10,840 | +3812.5% |
| 2026 | ~$6,621,751 | ~$367,073 | ~1.8867% | ~$6,926 | +112.2% |
| 2027 | ~$14,051,690 | ~$403,781 | ~1.7565% | ~$7,092 | +350.3% |
| 2028 | ~$29,818,398 | ~$444,159 | ~1.6263% | ~$7,223 | +855.6% |
| 2029 | ~$63,276,151 | ~$488,575 | ~1.4961% | ~$7,310 | +1927.8% |
| 2030 | ~$134,275,196 | ~$537,432 | ~1.3659% | ~$7,341 | +4203.1% |
In 2025, this property's market value of $3,120,449 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 5× 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 | $3,120,449 | $207,536 | $597,708 | $1,442,275 | ↑ Top 25% | +0.0% |
| 2024 | $487,437 | $217,016 | $597,296 | $1,446,593 | ↓ Below median | +23.7% |
| 2023 | $463,294 | $167,963 | $453,916 | $1,078,522 | ↑ Above median | +0.0% |
| 2022 | $335,960 | $180,794 | $446,888 | $1,009,883 | ↓ Below median | +46.1% |
| 2021 | $202,594 | $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.