SISK LN TX 78620
| Owner | VRJ FAMILY TRUST |
|---|---|
| Parcel ID | 0518060107 |
| Short ID | 354629 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 967,903 SF |
| Acres | 22.220 |
| Year Built | — |
| Legal | ABS 2475 SUR 170 ROY R ACR 21.220 (1-d-1w) |
| Neighborhood | _RGN260 |
| Land | $1,397,050 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,397,050 |
| Improvement | $3,307 |
|---|---|
| Total Improvement | $3,307 |
| Market | $1,400,357 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,400,357 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,331,715 |
| Net Appraised (assessed) | $68,642 |
| Taxable Value | $68,642 |
|---|
Appreciation: Market value has risen +7887.0% from $17,533 (2021) to $1,400,357 (2025), a CAGR of 198.9% 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 4 taxing entities is 1.6240% in 2025 (+0.0184% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,115. Lake Travis ISD is the largest single contributor, at 64.0% of the total 2025 levy.
Assessment Gap: Assessed value ($68,642) is $1,331,715 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 100% of market value ($1,397,050 land vs $3,307 improvements), about $1/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 $1,400,357, this parcel sits in the upper-middle (50th–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 +315.7% Base-scenario CAGR (Based on 2022–2025 certified trend, projected forward from 2025), the model projects market value near $1,737,450,174 by 2030, with an estimated annual tax burden around $1,553. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 571 | STORAGE DET | 99 SF | ✓ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 354629 | COSTELLO ARTHUR P | 9101 SISK LN 4 78620 | $2,064,453 | $97,936 | $97,936 |
| 354630 | COSTELLO ARTHUR P | 0.000 | — | — | — |
Market value changed by 270% in 2024, 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $713.67 | $713.67 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $257.99 | $257.99 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $81.01 | $81.01 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $62.05 | $62.05 | Paid |
| Combined Rate | 1.7993% | 1.7157% | 1.5625% | 1.6056% | 1.6240% | +0.0184% | $1,114.72 | $1,114.72 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,064,453 | $1,400,357 | +47.4% |
| Assessed Value | $97,936 | $68,642 | +42.7% |
| Land Value | $2,061,572 | $1,397,050 | +47.6% |
| Improvement Value | $2,881 | $3,307 | -12.9% |
| Taxable Value | $97,936 | $68,642 | +42.7% |
| HS Cap Loss | -$1,966,517 | — | |
| Total Tax 2026 = estimate |
~$1,590
Estimated
|
~$1,115
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,064,453 | $2,064,453 | +0 (+0.0%) |
| Taxable Value | $97,936 | $97,936 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,064,453 | $2,061,572 | $2,881 | −$1,966,517 | $97,936 | $97,936 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,400,357 | $1,397,050 | $3,307 | −$1,331,715 | $68,642 | $68,642 | ~$1,115 | Partial |
| 2024 | $50,569 | — | — | — | $62,874 ! | $— | $1,012 | Verified |
| 2023 | $19,356 | — | — | — | $40,555 ! | $— | $826 | Verified |
| 2022 | $19,500 | — | — | −$2,500 | $17,000 | $— | $369 | Verified |
| 2021 | $17,533 | — | — | −$533 | $17,000 | $— | $386 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | — | — | — | Not available | — |
| 2025 | +0.0% | +5.1% | 0.2% | Not available | Partial |
| 2024 | +269.8% ! | +0.9% | 0.2% | 0.0700% | Verified |
| 2023 | +0.0% | +8.0% | 0.6% | 0.2000% | Verified |
| 2022 | +0.0% | +8.9% | 0.6% | 0.1000% | Verified |
| 2021 | base year | — | 0.6% | 2.2000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +269.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +47.4% | +577.7% | +288.9% | +2669.2% | 2025 | -0.7% | 2023 |
| Assessment Ratio | 4.7% | 87.9% | — | 209.5% | 2023 | 4.7% | 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 |
$1,115 | $742 | ~$1,368 | $1,115 | 2025 | $369 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,820,677 | ~$75,506 | ~1.5801% | ~$1,193 | +315.7% |
| 2027 | ~$24,194,029 | ~$83,057 | ~1.5363% | ~$1,276 | +1627.7% |
| 2028 | ~$100,564,089 | ~$91,363 | ~1.4925% | ~$1,364 | +7081.3% |
| 2029 | ~$418,001,308 | ~$100,499 | ~1.4487% | ~$1,456 | +29749.6% |
| 2030 | ~$1,737,450,174 | ~$110,549 | ~1.4048% | ~$1,553 | +123971.9% |
| 2026 | ~$5,792,670 | ~$75,506 | ~1.6240% | ~$1,226 | +313.7% |
| 2027 | ~$23,961,762 | ~$83,057 | ~1.6240% | ~$1,349 | +1611.1% |
| 2028 | ~$99,119,420 | ~$91,363 | ~1.6240% | ~$1,484 | +6978.2% |
| 2029 | ~$410,014,060 | ~$100,499 | ~1.6240% | ~$1,632 | +29179.3% |
| 2030 | ~$1,696,050,368 | ~$110,549 | ~1.6240% | ~$1,795 | +121015.6% |
| 2026 | ~$5,848,684 | ~$75,506 | ~1.5582% | ~$1,177 | +317.7% |
| 2027 | ~$24,427,417 | ~$83,057 | ~1.4925% | ~$1,240 | +1644.4% |
| 2028 | ~$102,022,726 | ~$91,363 | ~1.4267% | ~$1,304 | +7185.5% |
| 2029 | ~$426,104,687 | ~$100,499 | ~1.3610% | ~$1,368 | +30328.3% |
| 2030 | ~$1,779,654,501 | ~$110,549 | ~1.2953% | ~$1,432 | +126985.8% |
In 2025, this property's market value of $1,400,357 places it in the 50th–75th percentile for Agricultural properties in Travis County (7602 comparable) — +134% above 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 | $1,400,357 | $207,536 | $597,708 | $1,442,275 | ↑ Above median | +0.0% |
| 2024 | $50,569 | $217,016 | $597,296 | $1,446,593 | ↓ Bottom 25% | +23.7% |
| 2023 | $19,356 | $167,963 | $453,916 | $1,078,522 | ↓ Bottom 25% | +0.0% |
| 2022 | $19,500 | $180,794 | $446,888 | $1,009,883 | ↓ Bottom 25% | +46.1% |
| 2021 | $17,533 | $33,611 | $103,166 | $247,000 | ↓ Bottom 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.