THOMAS SPRINGS RD TX 78736
| Owner | LANSFORD FAMILY LTD PARTNERSHIP |
|---|---|
| Parcel ID | 0402550405 |
| Short ID | 484116 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | 1,621 SF |
| Land SF | 1,418,750 SF |
| Acres | 32.570 |
| Year Built | 1947 |
| Legal | ABS 588 SUR 600 NEPGIN A & ABS 225 SUR 611 DITTMAR C (1-D-1W) |
| Neighborhood | _RGN220 |
| Land | $1,948,644 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,948,644 |
| Improvement | $159,282 |
|---|---|
| Total Improvement | $159,282 |
| Market | $2,107,926 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,107,926 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,777,504 |
| Net Appraised (assessed) | $330,422 |
| Exemptions (−) (HS,OV65) | −$235,714 |
|---|---|
| Taxable Value | $94,708 |
Appreciation: Market value has risen +1189.9% from $163,424 (2021) to $2,107,926 (2025), a CAGR of 89.5% 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 1.5815% in 2025 (+0.0243% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,498. Austin ISD is the largest single contributor, at 46.4% of the total 2025 levy.
Assessment Gap: Assessed value ($330,422) is $1,777,504 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 92% of market value ($1,948,644 land vs $159,282 improvements), about $1/SF of land. With value concentrated in the land under a ~79-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 $2,107,926, 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 +120.6% Base-scenario CAGR (Based on 2022–2025 certified trend, projected forward from 2025), the model projects market value near $110,107,958 by 2030, with an estimated annual tax burden around $7,623. 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.
10 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| SO | Sketch Only | 2,074 SF | ✗ |
| 1ST | 1st Floor | 1,621 SF | ✓ |
| 512 | DECK UNCOVRED | 144 SF | ✗ |
| 411 | SOLAR DEVICES RESIDENTIAL | 8 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 289 | SHED FV | 1 SF | ✓ |
| 302 | BARN FV | 1 SF | ✓ |
| 306 | GREENHOUSE | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
| 579 | STORAGE DET FV | 1 SF | ✓ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 484116 | LANSFORD FAMILY LTD PARTNERSHIP | 7107 THOMAS SPRINGS RD AUSTIN 78736 | $411,728 | $360,143 | $121,079 |
| 484117 | LANSFORD FAMILY LTD PARTNERSHIP | 0.000 | $2,478,611 | $3,156 | $3,156 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $713.05 | $713.05 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $355.96 | $355.96 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $225.02 | $225.02 | Paid |
| E03 Travis County ESD # 03 | 0.0650% | 0.0450% | 0.0400% | 0.0530% | 0.0590% | +0.0060% | $179.01 | $179.01 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $62.23 | $62.23 | Paid |
| Combined Rate | 1.7007% | 1.5572% | 1.4034% | 1.5572% | 1.5815% | +0.0243% | $1,535.27 | $1,535.27 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,890,339 | $2,107,926 | +37.1% |
| Assessed Value | $363,299 | $330,422 | +10.0% |
| Land Value | $2,712,647 | $1,948,644 | +39.2% |
| Improvement Value | $177,692 | $159,282 | +11.6% |
| Taxable Value | $124,235 | $94,708 | +31.2% |
| Exemptions | HS,OV65 | HS,OV65 | |
| HS Cap Loss | -$2,527,040 | — | |
| Total Tax 2026 = estimate |
~$1,965
Estimated
|
~$1,535
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,941,539 | $2,890,339 | -51,200 (-1.7%) |
| Taxable Value | $126,284 | $124,235 | -2,049 (-1.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,890,339 | $2,712,647 | $177,692 | −$2,527,040 | $363,299 | $124,235 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,107,926 | $1,948,644 | $159,282 | −$1,777,504 | $330,422 | $94,708 | ~$1,535 | Partial |
| 2024 | $285,622 | — | — | −$146,219 | $139,403 | $— | $2,403 | Verified |
| 2023 | $303,849 | — | — | −$206,227 | $97,622 | $— | $4,049 | Verified |
| 2022 | $196,371 | — | — | −$98,749 | $97,622 | $— | $4,775 | Verified |
| 2021 | $163,424 | — | — | −$100,752 | $62,672 | $— | $3,385 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +39.2% | +4.5% | 0.1% | Not available | Partial |
| 2025 | -1.6% | +10.2% | 0.2% | Not available | Partial |
| 2024 | +42.8% | -4.8% | 0.2% | 0.1100% | Verified |
| 2023 | +0.0% | +4.1% | 0.2% | 0.2600% | Verified |
| 2022 | +55.8% | +4.3% | 0.2% | 0.3000% | Verified |
| 2021 | base year | — | 0.3% | 2.0700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +118.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +37.1% | +148.8% | +108.7% | +638.0% | 2025 | -6.0% | 2024 |
| Assessment Ratio | 12.6% | 32.9% | — | 49.7% | 2022 | 12.6% | 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 |
$1,535 | $3,229 | ~$6,597 | $4,775 | 2022 | $1,535 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,649,947 | ~$363,464 | ~1.5517% | ~$5,640 | +120.6% |
| 2027 | ~$10,257,480 | ~$399,811 | ~1.5219% | ~$6,085 | +386.6% |
| 2028 | ~$22,627,333 | ~$439,792 | ~1.4921% | ~$6,562 | +973.4% |
| 2029 | ~$49,914,421 | ~$483,771 | ~1.4623% | ~$7,074 | +2267.9% |
| 2030 | ~$110,107,958 | ~$532,148 | ~1.4325% | ~$7,623 | +5123.5% |
| 2026 | ~$4,607,789 | ~$363,464 | ~1.5815% | ~$5,748 | +118.6% |
| 2027 | ~$10,072,326 | ~$399,811 | ~1.5815% | ~$6,323 | +377.8% |
| 2028 | ~$22,017,447 | ~$439,792 | ~1.5815% | ~$6,955 | +944.5% |
| 2029 | ~$48,128,704 | ~$483,771 | ~1.5815% | ~$7,651 | +2183.2% |
| 2030 | ~$105,206,208 | ~$532,148 | ~1.5815% | ~$8,416 | +4891.0% |
| 2026 | ~$4,692,106 | ~$363,464 | ~1.5368% | ~$5,586 | +122.6% |
| 2027 | ~$10,444,322 | ~$399,811 | ~1.4921% | ~$5,965 | +395.5% |
| 2028 | ~$23,248,379 | ~$439,792 | ~1.4474% | ~$6,365 | +1002.9% |
| 2029 | ~$51,749,375 | ~$483,771 | ~1.4027% | ~$6,786 | +2355.0% |
| 2030 | ~$115,190,734 | ~$532,148 | ~1.3579% | ~$7,226 | +5364.6% |
In 2025, this property's market value of $2,107,926 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 4× 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 | $2,107,926 | $207,536 | $597,708 | $1,442,275 | ↑ Top 25% | +0.0% |
| 2024 | $285,622 | $217,016 | $597,296 | $1,446,593 | ↓ Below median | +23.7% |
| 2023 | $303,849 | $167,963 | $453,916 | $1,078,522 | ↓ Below median | +0.0% |
| 2022 | $196,371 | $180,794 | $446,888 | $1,009,883 | ↓ Below median | +46.1% |
| 2021 | $163,424 | $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.