26219 RANCH RD LEANDER, TX 78641
| Owner | MILLER FRANK A |
|---|---|
| Parcel ID | 0525870123 |
| Short ID | 374065 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | 990 SF |
| Land SF | 9,473,429 SF |
| Acres | 217.480 |
| Year Built | 1983 |
| Legal | ABS 2332 SUR 82 DAY LAND & CATTLE CO & VAR SUR ACR 217.230 (1-D-1) |
| Neighborhood | _RGN145 |
| Land | $7,601,962 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $7,601,962 |
| Improvement | $127,622 |
|---|---|
| Total Improvement | $127,622 |
| Market | $7,729,584 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $7,729,584 |
| Value Limitation Adjustment (−) (homestead cap) | −$7,604,993 |
| Net Appraised (assessed) | $124,591 |
| Exemptions (−) (HS,OV65) | −$99,158 |
|---|---|
| Taxable Value | $25,433 |
Appreciation: Market value has risen +10148.4% from $75,422 (2021) to $7,729,584 (2025), a CAGR of 218.2% 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 6 taxing entities is 1.8841% in 2025 (+0.0525% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $479. Leander ISD is the largest single contributor, at 40.8% of the total 2025 levy.
Assessment Gap: Assessed value ($124,591) is $7,604,993 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 98% of market value ($7,601,962 land vs $127,622 improvements), about $1/SF of land. With value concentrated in the land under a ~43-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 $7,729,584, 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 +342.5% Base-scenario CAGR (Based on 2022–2025 certified trend, projected forward from 2025), the model projects market value near $13,115,470,926 by 2030, with an estimated annual tax burden around $3,212. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 288 | SHED SF | 5,600 SF | ✓ |
| 1ST | 1st Floor | 990 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 990 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 360 SF | ✗ |
| 571 | STORAGE DET | 300 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 374065 | MILLER FRANK A | 26219 RANCH RD LEANDER 78641 | $165,122 | $109,074 | $0 |
| 534647 | MILLER FRANK A | 217.230 | $3,258,450 | $27,367 | $27,367 |
Market value changed by 149% 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILE Leander ISD | 1.3370% | 1.2746% | 1.1087% | 1.0869% | 1.0869% | +0.0000% | $276.43 | $276.43 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $124.59 | $124.59 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $124.55 | $124.55 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $95.59 | $95.59 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $30.02 | $30.02 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $26.30 | $26.30 | Paid |
| Combined Rate | 2.1110% | 1.9686% | 1.7968% | 1.8316% | 1.8841% | +0.0525% | $677.48 | $677.48 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,423,572 | $7,729,584 | -55.7% |
| Assessed Value | $136,441 | $124,591 | +9.5% |
| Land Value | $3,333,450 | $7,601,962 | -56.2% |
| Improvement Value | $90,122 | $127,622 | -29.4% |
| Taxable Value | $27,367 | $25,433 | +7.6% |
| Exemptions | HS,OV65 | HS,OV65 | |
| HS Cap Loss | -$3,287,131 | — | |
| Total Tax 2026 = estimate |
~$516
Estimated
|
~$677
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,423,572 | $3,423,572 | +0 (+0.0%) |
| Taxable Value | $27,367 | $27,367 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,423,572 | $3,333,450 | $90,122 | −$3,287,131 | $136,441 | $27,367 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $7,729,584 | $7,601,962 | $127,622 | −$7,604,993 | $124,591 | $25,433 | ~$677 | Partial |
| 2024 | $81,949 | — | — | −$44,449 | $37,500 | $— | $527 | Verified |
| 2023 | $116,584 | — | — | −$96,584 | $20,000 | $— | $550 | Verified |
| 2022 | $89,203 | — | — | −$78,999 | $10,204 | $— | $745 | Verified |
| 2021 | $75,422 | — | — | −$56,672 | $18,750 | $— | $767 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -56.9% | +7.6% | 0.8% | Not available | Partial |
| 2025 | +0.0% | +31.2% | 0.3% | Not available | Partial |
| 2024 | +40.3% | -12.8% | 0.3% | 0.0100% | Verified |
| 2023 | +0.0% | -7.6% | 0.4% | 0.0100% | Verified |
| 2022 | +149.0% ! | -1.7% | 0.4% | 0.0100% | Verified |
| 2021 | base year | — | 1.1% | 1.0200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +249.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -55.7% | +1859.2% | +453.8% | +9332.2% | 2025 | -55.7% | 2026 |
| Assessment Ratio | 4.0% | 17.5% | — | 45.8% | 2024 | 1.6% | 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 |
$677 | $653 | ~$2,850 | $767 | 2021 | $527 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$34,204,376 | ~$137,050 | ~1.8274% | ~$2,504 | +342.5% |
| 2027 | ~$151,358,644 | ~$150,755 | ~1.7707% | ~$2,669 | +1858.2% |
| 2028 | ~$669,780,936 | ~$165,831 | ~1.7140% | ~$2,842 | +8565.2% |
| 2029 | ~$2,963,864,435 | ~$182,414 | ~1.6573% | ~$3,023 | +38244.4% |
| 2030 | ~$13,115,470,926 | ~$200,655 | ~1.6006% | ~$3,212 | +169578.9% |
| 2026 | ~$34,049,785 | ~$137,050 | ~1.8841% | ~$2,582 | +340.5% |
| 2027 | ~$149,993,561 | ~$150,755 | ~1.8841% | ~$2,840 | +1840.5% |
| 2028 | ~$660,740,401 | ~$165,831 | ~1.8841% | ~$3,124 | +8448.2% |
| 2029 | ~$2,910,644,128 | ~$182,414 | ~1.8841% | ~$3,437 | +37555.9% |
| 2030 | ~$12,821,751,524 | ~$200,655 | ~1.8841% | ~$3,781 | +165778.9% |
| 2026 | ~$34,358,968 | ~$137,050 | ~1.7991% | ~$2,466 | +344.5% |
| 2027 | ~$152,729,911 | ~$150,755 | ~1.7140% | ~$2,584 | +1875.9% |
| 2028 | ~$678,903,561 | ~$165,831 | ~1.6289% | ~$2,701 | +8683.2% |
| 2029 | ~$3,017,811,266 | ~$182,414 | ~1.5439% | ~$2,816 | +38942.4% |
| 2030 | ~$13,414,548,629 | ~$200,655 | ~1.4588% | ~$2,927 | +173448.1% |
In 2025, this property's market value of $7,729,584 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 13× 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 | $7,729,584 | $207,536 | $597,708 | $1,442,275 | ↑ Top 25% | +0.0% |
| 2024 | $81,949 | $217,016 | $597,296 | $1,446,593 | ↓ Bottom 25% | +23.7% |
| 2023 | $116,584 | $167,963 | $453,916 | $1,078,522 | ↓ Bottom 25% | +0.0% |
| 2022 | $89,203 | $180,794 | $446,888 | $1,009,883 | ↓ Bottom 25% | +46.1% |
| 2021 | $75,422 | $33,611 | $103,166 | $247,000 | ↓ 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.