SANDORNA VIEW TX 78641
| Owner | TRAVIS COUNTY MUD NO 21 |
|---|---|
| Parcel ID | 0502530528 |
| Short ID | 884588 |
| Type | Real |
| Use Code | E Rural Land (Not Qualified for Open-Space Appraisal) |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 70,916 SF |
| Acres | 1.628 |
| Year Built | — |
| Legal | ABS 2551 SUR 204 MASON C S ACR 1.89 |
| Neighborhood | _RGN145 |
| Land | $191,815 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $191,815 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $191,815 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $191,815 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $191,815 |
| Taxable Value | $191,815 |
|---|
Appreciation: Market value has risen +1349.8% from $13,230 (2021) to $191,815 (2025), a CAGR of 95.1% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→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.
Asset Class: Agricultural. Agricultural valuation may be subject to rollback taxes if land use changes. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 100% of market value ($191,815 land vs $0 improvements), about $3/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $191,815, this parcel sits in the bottom quartile (<25th 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.
No delinquent taxes on record.
Market value changed by 147% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $191,815 | $191,815 | +0.0% |
| Assessed Value | $191,815 | $191,815 | +0.0% |
| Land Value | $267,285 | $191,815 | +39.3% |
| Improvement Value | — | — | — |
| Taxable Value | — | — | — |
| Exemptions | — | E | |
| Total Tax | Pending certification | — | |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $191,815 | $191,815 | +0 (+0.0%) |
| Taxable Value | — | — | — |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $191,815 | $267,285 | — | — | $191,815 | $— | Not yet — post-cert | Certified — no billing yet |
| 2025 | $191,815 | $191,815 | — | — | $191,815 | $— | not in county billing file ⓘ | Partial |
| 2024 | $— | — | — | — | — | $— | not in county billing file ⓘ | Partial |
| 2023 | $— | — | — | — | — | $— | not in county billing file ⓘ | Partial |
| 2022 | $— | — | — | — | $45,978 | $— | $1,190 | Verified |
| 2021 | $13,230 | — | — | — | $18,600 ! | $— | $513 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +300.5% | ~100% | Not available | Partial |
| 2024 | +380.6% ! | +20.0% | 25.0% | No billing data | Verified |
| 2023 | -13.2% | -13.2% | ~100% | No billing data | Verified |
| 2022 | +147.2% ! | +147.2% | ~100% | 2.5900% | Verified |
| 2021 | base year | — | ~100% | 3.8700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +931.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +674.9% | — | +1349.8% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 113.5% | — | 140.6% | 2021 | 100.0% | 2025 |
|
Effective Tax Rate (2025)
⚑ Billing data available for 2025 only |
— | — | — | — | — | — | — |
| Tax Amount | $513 | $513 | — | $513 | 2021 | $513 | 2021 |
In 2025, this property's market value of $191,815 places it in the bottom 25% for Agricultural properties in Travis County (7602 comparable) — -68% below 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 | $191,815 | $207,536 | $597,708 | $1,442,275 | ↓ Bottom 25% | +0.0% |
| 2024 | — | $217,016 | $597,296 | $1,446,593 | — | +23.7% |
| 2023 | — | $167,963 | $453,916 | $1,078,522 | — | +0.0% |
| 2022 | — | $180,794 | $446,888 | $1,009,883 | — | +46.1% |
| 2021 | $13,230 | $33,611 | $103,166 | $247,000 | ↓ Bottom 25% | base yr |