CRAWFORD RD TX 78669
| Owner | PEDERNALES OVERLOOK RANCH LLC |
|---|---|
| Parcel ID | 0542060120 |
| Short ID | 355774 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | 3,004 SF |
| Land SF | 870,329 SF |
| Acres | 19.980 |
| Year Built | 1978 |
| Legal | ABS 2569 SUR 50 SCOTT G W ACR 18.9800 (1-D-1) |
| Neighborhood | Q4003 |
| Land | $1,680,029 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,680,029 |
| Improvement | $700,337 |
|---|---|
| Total Improvement | $700,337 |
| Market | $2,380,366 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,380,366 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,577,828 |
| Net Appraised (assessed) | $802,538 |
| Taxable Value | $802,538 |
|---|
Appreciation: Market value has risen +590.4% from $344,761 (2021) to $2,380,366 (2025), a CAGR of 62.1% 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 5 taxing entities is 1.7041% in 2025 (+0.0281% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $13,676. Lake Travis ISD is the largest single contributor, at 61.0% of the total 2025 levy.
Assessment Gap: Assessed value ($802,538) is $1,577,828 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 71% of market value ($1,680,029 land vs $700,337 improvements), about $2/SF of land. With value concentrated in the land under a ~48-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 $2,380,366, 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 +60.2% Base-scenario CAGR (Based on 2022–2025 certified trend, projected forward from 2025), the model projects market value near $25,128,357 by 2030, with an estimated annual tax burden around $19,114. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 3,004 SF | ✓ |
| 298 | LIGHT UTILITY BLDG | 2,172 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 1,734 SF | ✗ |
| 571 | STORAGE DET | 1,366 SF | ✓ |
| 613 | TERRACE COVERED | 200 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
| 604 | POOL RES CONC | 1 SF | ✗ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 355774 | PEDERNALES OVERLOOK RANCH LLC | 21900 STATE HY 71 78669 | $656,220 | $656,220 | $656,220 |
| 355775 | PEDERNALES OVERLOOK RANCH LLC | 0.000 | $1,074,885 | $2,035 | $2,035 |
Market value changed by 173% 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $8,343.98 | $8,343.98 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,016.30 | $3,016.30 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $947.18 | $947.18 | Paid |
| E08 Travis County ESD # 08 | 0.0970% | 0.0790% | 0.0810% | 0.0830% | 0.0930% | +0.0100% | $746.48 | $746.48 | Paid |
| E16 Travis County ESD # 16 | 0.0880% | 0.0740% | 0.0730% | 0.0750% | 0.0775% | +0.0025% | $621.97 | $621.97 | Paid |
| Combined Rate | 1.8843% | 1.7820% | 1.6334% | 1.6760% | 1.7041% | +0.0281% | $13,675.91 | $13,675.91 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,731,105 | $2,380,366 | -27.3% |
| Assessed Value | $658,255 | $802,538 | -18.0% |
| Land Value | $1,174,885 | $1,680,029 | -30.1% |
| Improvement Value | $556,220 | $700,337 | -20.6% |
| Taxable Value | $658,255 | $802,538 | -18.0% |
| HS Cap Loss | -$1,072,850 | — | |
| Total Tax 2026 = estimate |
~$11,217
Estimated
|
~$13,676
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,731,105 | $1,731,105 | +0 (+0.0%) |
| Taxable Value | $658,255 | $658,255 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,731,105 | $1,174,885 | $556,220 | −$1,072,850 | $658,255 | $658,255 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,380,366 | $1,680,029 | $700,337 | −$1,577,828 | $802,538 | $802,538 | ~$13,676 | Partial |
| 2024 | $674,909 | — | — | −$574,909 | $100,000 | $— | $12,993 | Verified |
| 2023 | $652,225 | — | — | −$552,225 | $100,000 | $— | $11,058 | Verified |
| 2022 | $578,804 | — | — | −$478,804 | $100,000 | $— | $11,657 | Verified |
| 2021 | $344,761 | — | — | −$298,095 | $46,666 | $— | $10,937 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -32.0% | -7.5% | 0.2% | Not available | Partial |
| 2025 | +0.0% | +5.1% | 0.1% | Not available | Partial |
| 2024 | +0.0% | +0.9% | 0.1% | 0.5500% | Verified |
| 2023 | +0.0% | +8.0% | 0.1% | 0.4900% | Verified |
| 2022 | +173.0% ! | -99.7% | 0.1% | 0.5200% | Verified |
| 2021 | base year | — | ~100% | 3.1700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +173.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -27.3% | +61.9% | +72.2% | +252.7% | 2025 | -27.3% | 2026 |
| Assessment Ratio | 38.0% | 22.1% | — | 38.0% | 2026 | 13.5% | 2021 |
| 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 |
$13,676 | $12,064 | ~$16,820 | $13,676 | 2025 | $10,937 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,813,711 | ~$882,792 | ~1.6590% | ~$14,646 | +60.2% |
| 2027 | ~$6,110,150 | ~$971,071 | ~1.6140% | ~$15,673 | +156.7% |
| 2028 | ~$9,789,397 | ~$1,068,178 | ~1.5689% | ~$16,759 | +311.3% |
| 2029 | ~$15,684,115 | ~$1,174,996 | ~1.5239% | ~$17,906 | +558.9% |
| 2030 | ~$25,128,357 | ~$1,292,495 | ~1.4788% | ~$19,114 | +955.7% |
| 2026 | ~$3,766,104 | ~$882,792 | ~1.7041% | ~$15,044 | +58.2% |
| 2027 | ~$5,958,554 | ~$971,071 | ~1.7041% | ~$16,548 | +150.3% |
| 2028 | ~$9,427,346 | ~$1,068,178 | ~1.7041% | ~$18,203 | +296.0% |
| 2029 | ~$14,915,506 | ~$1,174,996 | ~1.7041% | ~$20,023 | +526.6% |
| 2030 | ~$23,598,617 | ~$1,292,495 | ~1.7041% | ~$22,025 | +891.4% |
| 2026 | ~$3,861,319 | ~$882,792 | ~1.6365% | ~$14,447 | +62.2% |
| 2027 | ~$6,263,651 | ~$971,071 | ~1.5689% | ~$15,235 | +163.1% |
| 2028 | ~$10,160,602 | ~$1,068,178 | ~1.5014% | ~$16,037 | +326.9% |
| 2029 | ~$16,482,054 | ~$1,174,996 | ~1.4338% | ~$16,847 | +592.4% |
| 2030 | ~$26,736,418 | ~$1,292,495 | ~1.3662% | ~$17,658 | +1023.2% |
In 2025, this property's market value of $2,380,366 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 4× 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 | $2,380,366 | $207,536 | $597,708 | $1,442,275 | ↑ Top 25% | +0.0% |
| 2024 | $674,909 | $217,016 | $597,296 | $1,446,593 | ↑ Above median | +23.7% |
| 2023 | $652,225 | $167,963 | $453,916 | $1,078,522 | ↑ Above median | +0.0% |
| 2022 | $578,804 | $180,794 | $446,888 | $1,009,883 | ↑ Above median | +46.1% |
| 2021 | $344,761 | $33,611 | $103,166 | $247,000 | ↑ 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.