STAGECOACH RANCH RD TX 78620
| Owner | WEHRMAN LAURENCE A & CHARLOTTE |
|---|---|
| Parcel ID | 0518260116 |
| Short ID | 354714 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 435,600 SF |
| Acres | 10.000 |
| Year Built | — |
| Legal | LOT 3 STAGECOACH RANCH SEC 5 (1.4300AC IN TRAVIS CO) |
| Neighborhood | P5270 |
| Land | $550,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $550,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $550,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $550,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$538,727 |
| Net Appraised (assessed) | $11,273 |
| Exemptions (−) (HS) | −$5,000 |
|---|---|
| Taxable Value | $6,273 |
Appreciation: Market value has risen +7042.9% from $7,700 (2021) to $550,000 (2025), a CAGR of 190.7% 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 3 taxing entities is 0.5843% in 2025 (+0.0443% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $37. Travis County is the largest single contributor, at 57.3% of the total 2025 levy.
Assessment Gap: Assessed value ($11,273) is $538,727 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 ($550,000 land vs $0 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 $550,000, 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 +190.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $114,209,609 by 2030, with an estimated annual tax burden around $109. 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 1264% 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 |
|---|---|---|---|---|---|---|---|---|---|
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $23.58 | $23.58 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $10.19 | $10.19 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $7.40 | $7.40 | Paid |
| Combined Rate | 0.5692% | 0.5036% | 0.4884% | 0.5400% | 0.5843% | +0.0443% | $41.17 | $41.17 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $550,000 | $550,000 | +0.0% |
| Assessed Value | $12,401 | $11,273 | +10.0% |
| Land Value | $550,000 | $550,000 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $7,401 | $6,273 | +18.0% |
| Exemptions | HS | HS | |
| HS Cap Loss | -$537,599 | — | |
| Total Tax 2026 = estimate |
~$43
Estimated
|
~$41
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $550,000 | $550,000 | +0 (+0.0%) |
| Taxable Value | $7,401 | $7,401 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $550,000 | $550,000 | — | −$537,599 | $12,401 | $7,401 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $550,000 | $550,000 | — | −$538,727 | $11,273 | $6,273 | ~$41 | Partial |
| 2024 | $— | — | — | — | $105,000 | $— | $33 | Verified |
| 2023 | $— | — | — | — | $105,000 | $— | $25 | Verified |
| 2022 | $— | — | — | — | $105,000 | $— | $22 | Verified |
| 2021 | $7,700 | — | — | — | $7,700 | $— | $20 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +10.0% | 16.1% | Not available | Partial |
| 2025 | -26.7% | +685.7% | 14.6% | Not available | Partial |
| 2024 | +0.0% | +10.0% | 1.4% | 0.0000% | Verified |
| 2023 | +0.0% | -91.1% | 1.2% | 0.0000% | Verified |
| 2022 | +1263.6% ! | +90.9% | 14.0% | 0.0000% | Verified |
| 2021 | base year | — | ~100% | 0.2600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +900.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +3521.4% | +190.7% | +7042.9% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 2.3% | 34.8% | — | 100.0% | 2021 | 2.0% | 2025 |
| 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 |
$41 | $31 | ~$90 | $41 | 2025 | $20 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,598,935 | ~$12,400 | ~0.5880% | ~$73 | +190.7% |
| 2027 | ~$4,648,348 | ~$13,640 | ~0.5918% | ~$81 | +745.2% |
| 2028 | ~$13,513,463 | ~$15,004 | ~0.5956% | ~$89 | +2357.0% |
| 2029 | ~$39,285,714 | ~$16,505 | ~0.5994% | ~$99 | +7042.9% |
| 2030 | ~$114,209,609 | ~$18,155 | ~0.6031% | ~$109 | +20665.4% |
| 2026 | ~$1,587,935 | ~$12,400 | ~0.5843% | ~$72 | +188.7% |
| 2027 | ~$4,584,611 | ~$13,640 | ~0.5843% | ~$80 | +733.6% |
| 2028 | ~$13,236,477 | ~$15,004 | ~0.5843% | ~$88 | +2306.6% |
| 2029 | ~$38,215,742 | ~$16,505 | ~0.5843% | ~$96 | +6848.3% |
| 2030 | ~$110,334,721 | ~$18,155 | ~0.5843% | ~$106 | +19960.9% |
| 2026 | ~$1,609,935 | ~$12,400 | ~0.5899% | ~$73 | +192.7% |
| 2027 | ~$4,712,526 | ~$13,640 | ~0.5956% | ~$81 | +756.8% |
| 2028 | ~$13,794,287 | ~$15,004 | ~0.6012% | ~$90 | +2408.1% |
| 2029 | ~$40,377,999 | ~$16,505 | ~0.6069% | ~$100 | +7241.5% |
| 2030 | ~$118,192,607 | ~$18,155 | ~0.6126% | ~$111 | +21389.6% |
In 2025, this property's market value of $550,000 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 6× 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 | $550,000 | $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 | $7,700 | $6,000 | $14,480 | $80,000 | ↓ Below 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.