RANCHO MIRAGE TX 78641
| Owner | ASHTON ANDREW & KELLI ASHTON |
|---|---|
| Parcel ID | 0510480301 |
| Short ID | 513892 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 232,174 SF |
| Acres | 5.330 |
| Year Built | — |
| Legal | LOT 63 BLK C GRAND MESA AT CRYSTAL FALLS |
| Neighborhood | T2440 |
| Land | $900,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $900,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $900,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $900,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$333,000 |
| Net Appraised (assessed) | $567,000 |
| Taxable Value | $567,000 |
|---|
Appreciation: Market value has risen +546.6% from $139,200 (2021) to $900,000 (2025), a CAGR of 59.5% 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 Land/Vacant parcel countywide rose +487.2%, so this parcel has outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.1014% in 2025 (+0.0436% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $11,915. Leander ISD is the largest single contributor, at 51.7% of the total 2025 levy.
Assessment Gap: Assessed value ($567,000) is $333,000 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Land / Vacant. 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 ($900,000 land vs $0 improvements), about $4/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 $900,000, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant 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 +59.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $9,278,902 by 2030, with an estimated annual tax burden around $161,445. 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.
Market value changed by 239% in 2023, 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILE Leander ISD | 1.3370% | 1.2746% | 1.1087% | 1.0869% | 1.0869% | +0.0000% | $6,162.72 | $6,162.72 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $2,365.99 | $2,365.99 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,131.04 | $2,131.04 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $669.19 | $669.19 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $586.28 | $586.28 | Paid |
| Combined Rate | 2.3907% | 2.2225% | 2.0299% | 2.0579% | 2.1014% | +0.0436% | $11,915.22 | $11,915.22 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,575,000 | $900,000 | +75.0% |
| Assessed Value | $680,400 | $567,000 | +20.0% |
| Land Value | $1,575,000 | $900,000 | +75.0% |
| Improvement Value | — | — | — |
| Taxable Value | $680,400 | $567,000 | +20.0% |
| HS Cap Loss | -$894,600 | — | |
| Total Tax 2026 = estimate |
~$14,298
Estimated
|
~$11,915
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,575,000 | $1,575,000 | +0 (+0.0%) |
| Taxable Value | $680,400 | $680,400 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,575,000 | $1,575,000 | — | −$894,600 | $680,400 | $680,400 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $900,000 | $900,000 | — | −$333,000 | $567,000 | $567,000 | ~$11,915 | Partial |
| 2024 | $— | — | — | — | $472,500 | $— | $9,724 | Verified |
| 2023 | $— | — | — | — | $472,500 | $— | $9,591 | Verified |
| 2022 | $— | — | — | — | $139,230 | $— | $3,094 | Verified |
| 2021 | $139,200 | — | — | — | $139,230 ! | $— | $3,329 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +75.0% | +20.0% | 43.2% | Not available | Partial |
| 2025 | +90.5% ! | +20.0% | 63.0% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 2.0600% | Verified |
| 2023 | +239.4% ! | +239.4% | ~100% | 2.0300% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 2.2200% | Verified |
| 2021 | base year | — | ~100% | 2.3900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +546.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +75.0% | +310.8% | +45.8% | +546.6% | 2025 | +75.0% | 2026 |
| Assessment Ratio | 43.2% | 68.7% | — | 100.0% | 2021 | 43.2% | 2026 |
| Effective Tax Rate (2025) | 1.3200% | 1.3200% | — | 1.3200% | 2025 | 1.3200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$11,915 | $7,622 | ~$81,914 | $11,915 | 2025 | $3,329 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,435,137 | ~$1,435,137 | ~2.0291% | ~$29,121 | +59.5% |
| 2027 | ~$2,288,464 | ~$2,288,464 | ~1.9568% | ~$44,781 | +154.3% |
| 2028 | ~$3,649,177 | ~$3,649,177 | ~1.8845% | ~$68,770 | +305.5% |
| 2029 | ~$5,818,966 | ~$5,818,966 | ~1.8122% | ~$105,453 | +546.6% |
| 2030 | ~$9,278,902 | ~$9,278,902 | ~1.7399% | ~$161,445 | +931.0% |
| 2026 | ~$1,417,137 | ~$1,417,137 | ~2.1014% | ~$29,780 | +57.5% |
| 2027 | ~$2,231,419 | ~$2,231,419 | ~2.1014% | ~$46,892 | +147.9% |
| 2028 | ~$3,513,584 | ~$3,513,584 | ~2.1014% | ~$73,836 | +290.4% |
| 2029 | ~$5,532,478 | ~$5,532,478 | ~2.1014% | ~$116,262 | +514.7% |
| 2030 | ~$8,711,421 | ~$8,711,421 | ~2.1014% | ~$183,066 | +867.9% |
| 2026 | ~$1,453,137 | ~$1,453,137 | ~1.9930% | ~$28,961 | +61.5% |
| 2027 | ~$2,346,230 | ~$2,346,230 | ~1.8845% | ~$44,215 | +160.7% |
| 2028 | ~$3,788,215 | ~$3,788,215 | ~1.7761% | ~$67,281 | +320.9% |
| 2029 | ~$6,116,438 | ~$6,116,438 | ~1.6676% | ~$101,998 | +579.6% |
| 2030 | ~$9,875,580 | ~$9,875,580 | ~1.5591% | ~$153,975 | +997.3% |
In 2025, this property's market value of $900,000 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 11× the county median of $85,028. Land/Vacant here is the broad TCAD category — every land/vacant 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 | $900,000 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | — | $23,000 | $66,000 | $330,000 | — | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $139,200 | $6,000 | $14,480 | $80,000 | ↑ Top 25% | 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.