24110 OLD FERRY RD TX 78669
| Owner | GRANDINETTI JANET PAGGI |
|---|---|
| Parcel ID | 0559060201 |
| Short ID | 356826 |
| Type | Real |
| Use Code | 00 (unlisted) |
| Valuation | Productivity |
| Improvement SF | 5,162 SF |
| Land SF | 2,572,218 SF |
| Acres | 59.050 |
| Year Built | 2002 |
| Legal | ABS 631 SUR 480 PEACE H ACR 57.05(1-D-1) |
| Neighborhood | _RGN250 |
| Land | $3,239,883 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,239,883 |
| Improvement | $1,053,985 |
|---|---|
| Total Improvement | $1,053,985 |
| Market | $4,293,868 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,293,868 |
| Value Limitation Adjustment (−) (homestead cap) | −$3,091,178 |
| Net Appraised (assessed) | $1,202,690 |
| Exemptions (−) (HS) | −$239,215 |
|---|---|
| Taxable Value | $963,475 |
Appreciation: Market value has risen +446.7% from $785,433 (2021) to $4,293,868 (2025), a CAGR of 52.9% 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 lagged 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 $16,418. Lake Travis ISD is the largest single contributor, at 56.1% of the total 2025 levy.
Assessment Gap: Assessed value ($1,202,690) is $3,091,178 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 75% of market value ($3,239,883 land vs $1,053,985 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 $4,293,868, 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 +73.9% Base-scenario CAGR (Based on 2022–2025 certified trend, projected forward from 2025), the model projects market value near $68,226,258 by 2030, with an estimated annual tax burden around $28,644. 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 |
|---|---|---|---|
| 298 | LIGHT UTILITY BLDG | 1,800 SF | ✓ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 356826 | STINSON MICHELLE & CHARLES | 23914 OLD FERRY RD SPICEWOOD 78669 | $1,291,360 | $1,291,360 | $1,033,088 |
| 534691 | GRANDINETTI JANET PAGGI | 0.000 | $3,820,448 | $6,117 | $6,117 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| 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% | $8,692.89 | $8,692.89 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,621.17 | $3,621.17 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,137.12 | $1,137.12 | Paid |
| E08 Travis County ESD # 08 | 0.0970% | 0.0790% | 0.0810% | 0.0830% | 0.0930% | +0.0100% | $1,118.68 | $1,118.68 | Paid |
| E16 Travis County ESD # 16 | 0.0880% | 0.0740% | 0.0730% | 0.0750% | 0.0775% | +0.0025% | $932.09 | $932.09 | Paid |
| Combined Rate | 1.8843% | 1.7820% | 1.6334% | 1.6760% | 1.7041% | +0.0281% | $15,501.95 | $15,501.95 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $5,111,808 | $4,293,868 | +19.0% |
| Assessed Value | $1,297,477 | $1,202,690 | +7.9% |
| Land Value | $4,290,448 | $3,239,883 | +32.4% |
| Improvement Value | $821,360 | $1,053,985 | -22.1% |
| Taxable Value | $1,039,205 | $963,475 | +7.9% |
| Exemptions | HS | HS | |
| HS Cap Loss | -$3,814,331 | — | |
| Total Tax 2026 = estimate |
~$17,709
Estimated
|
~$15,502
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $5,111,808 | $5,111,808 | +0 (+0.0%) |
| Taxable Value | $1,039,205 | $1,039,205 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $5,111,808 | $4,290,448 | $821,360 | −$3,814,331 | $1,297,477 | $1,039,205 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,293,868 | $3,239,883 | $1,053,985 | −$3,091,178 | $1,202,690 | $963,475 | ~$15,502 | Partial |
| 2024 | $1,452,048 | — | — | −$1,214,673 | $237,375 | $— | $14,176 | Verified |
| 2023 | $1,466,127 | — | — | −$1,391,678 | $74,449 | $— | $12,249 | Verified |
| 2022 | $816,934 | — | — | −$742,485 | $74,449 | $— | $12,704 | Verified |
| 2021 | $785,433 | — | — | −$740,984 | $44,449 | $— | $12,409 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +27.2% | -7.6% | 0.2% | Not available | Partial |
| 2025 | +0.0% | +5.1% | 0.2% | Not available | Partial |
| 2024 | +41.4% | +0.9% | 0.2% | 0.3300% | Verified |
| 2023 | +0.0% | +7.9% | 0.3% | 0.3400% | Verified |
| 2022 | +67.5% | +8.9% | 0.3% | 0.3500% | Verified |
| 2021 | base year | — | 0.4% | 1.5800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +136.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +19.0% | +59.4% | +68.3% | +195.7% | 2025 | -1.0% | 2024 |
| Assessment Ratio | 25.4% | 14.9% | — | 28.0% | 2025 | 5.1% | 2023 |
| 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 |
$15,502 | $13,408 | ~$25,206 | $15,502 | 2025 | $12,249 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$7,465,678 | ~$1,322,959 | ~1.6590% | ~$21,948 | +73.9% |
| 2027 | ~$12,980,453 | ~$1,455,255 | ~1.6140% | ~$23,488 | +202.3% |
| 2028 | ~$22,568,901 | ~$1,600,780 | ~1.5689% | ~$25,115 | +425.6% |
| 2029 | ~$39,240,179 | ~$1,760,858 | ~1.5239% | ~$26,833 | +813.9% |
| 2030 | ~$68,226,258 | ~$1,936,944 | ~1.4788% | ~$28,644 | +1488.9% |
| 2026 | ~$7,379,801 | ~$1,322,959 | ~1.7041% | ~$22,544 | +71.9% |
| 2027 | ~$12,683,543 | ~$1,455,255 | ~1.7041% | ~$24,799 | +195.4% |
| 2028 | ~$21,798,998 | ~$1,600,780 | ~1.7041% | ~$27,279 | +407.7% |
| 2029 | ~$37,465,582 | ~$1,760,858 | ~1.7041% | ~$30,006 | +772.5% |
| 2030 | ~$64,391,483 | ~$1,936,944 | ~1.7041% | ~$33,007 | +1399.6% |
| 2026 | ~$7,551,555 | ~$1,322,959 | ~1.6365% | ~$21,650 | +75.9% |
| 2027 | ~$13,280,797 | ~$1,455,255 | ~1.5689% | ~$22,832 | +209.3% |
| 2028 | ~$23,356,721 | ~$1,600,780 | ~1.5014% | ~$24,034 | +444.0% |
| 2029 | ~$41,077,084 | ~$1,760,858 | ~1.4338% | ~$25,247 | +856.6% |
| 2030 | ~$72,241,596 | ~$1,936,944 | ~1.3662% | ~$26,463 | +1582.4% |
In 2025, this property's market value of $4,293,868 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 7× 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 | $4,293,868 | $207,536 | $597,708 | $1,442,275 | ↑ Top 25% | +0.0% |
| 2024 | $1,452,048 | $217,016 | $597,296 | $1,446,593 | ↑ Top 25% | +23.7% |
| 2023 | $1,466,127 | $167,963 | $453,916 | $1,078,522 | ↑ Top 25% | +0.0% |
| 2022 | $816,934 | $180,794 | $446,888 | $1,009,883 | ↑ Above median | +46.1% |
| 2021 | $785,433 | $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.