28118 TURNER RANCH RD TX 78654
| Owner | CURATOLO LEWIS JR |
|---|---|
| Parcel ID | 0592160239 |
| Short ID | 467323 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | 2,416 SF |
| Land SF | 4,072,904 SF |
| Acres | 93.501 |
| Year Built | 2000 |
| Legal | ABS 596 SUR 6 PAYNE J C ACR 92.501 (1-D-1) |
| Neighborhood | _RGN140 |
| Land | $3,256,418 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,256,418 |
| Improvement | $445,830 |
|---|---|
| Total Improvement | $445,830 |
| Market | $3,702,248 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,702,248 |
| Value Limitation Adjustment (−) (homestead cap) | −$3,210,861 |
| Net Appraised (assessed) | $491,387 |
| Exemptions (−) (HS) | −$96,132 |
|---|---|
| Taxable Value | $395,255 |
Appreciation: Market value has risen +800.6% from $411,100 (2021) to $3,702,248 (2025), a CAGR of 73.2% 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 4 taxing entities is 0.6938% in 2025 (+0.0504% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $2,742. Travis County is the largest single contributor, at 50.6% of the total 2025 levy.
Assessment Gap: Assessed value ($491,387) is $3,210,861 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 88% of market value ($3,256,418 land vs $445,830 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 $3,702,248, 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 +92.9% Base-scenario CAGR (Based on 2022–2025 certified trend, projected forward from 2025), the model projects market value near $98,781,064 by 2030, with an estimated annual tax burden around $5,735. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,417 SF | ✗ |
| 301 | BARN SF | 2,000 SF | ✓ |
| 1ST | 1st Floor | 1,394 SF | ✓ |
| 2ND | 2nd Floor | 1,022 SF | ✓ |
| 031 | GARAGE DET 1ST F | 800 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 396 SF | ✗ |
| 512 | DECK UNCOVRED | 176 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 467323 | CURATOLO LEWIS JR | 28118 TURNER RANCH RD MARBLE FALLS 78654 | $497,130 | $497,130 | $397,704 |
| 514251 | CURATOLO LEWIS JR | 0.000 | $1,387,515 | $9,919 | $9,919 |
Market value changed by 133% 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 |
|---|---|---|---|---|---|---|---|---|---|
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,485.54 | $1,485.54 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $491.39 | $491.39 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $491.23 | $491.23 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $466.49 | $466.49 | Paid |
| Combined Rate | 0.6692% | 0.5953% | 0.5895% | 0.6434% | 0.6938% | +0.0504% | $2,934.65 | $2,934.65 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,884,645 | $3,702,248 | -49.1% |
| Assessed Value | $507,049 | $491,387 | +3.2% |
| Land Value | $1,402,515 | $3,256,418 | -56.9% |
| Improvement Value | $482,130 | $445,830 | +8.1% |
| Taxable Value | $407,623 | $395,255 | +3.1% |
| Exemptions | HS | HS | |
| HS Cap Loss | -$1,377,596 | — | |
| Total Tax 2026 = estimate |
~$2,828
Estimated
|
~$2,935
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,884,645 | $1,884,645 | +0 (+0.0%) |
| Taxable Value | $407,623 | $407,623 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,884,645 | $1,402,515 | $482,130 | −$1,377,596 | $507,049 | $407,623 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,702,248 | $3,256,418 | $445,830 | −$3,210,861 | $491,387 | $395,255 | ~$2,935 | Partial |
| 2024 | $581,137 | — | — | −$546,309 | $34,828 | $— | $2,780 | Verified |
| 2023 | $581,137 | — | — | −$546,137 | $35,000 | $— | $2,421 | Verified |
| 2022 | $516,108 | — | — | −$481,108 | $35,000 | $— | $2,217 | Verified |
| 2021 | $411,100 | — | — | −$386,100 | $25,000 | $— | $2,266 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -56.9% | -7.5% | 0.7% | Not available | Partial |
| 2025 | +0.0% | +5.1% | 0.3% | Not available | Partial |
| 2024 | +133.1% ! | +0.9% | 0.3% | 0.0700% | Verified |
| 2023 | +32.0% | +7.9% | 0.7% | 0.1200% | Verified |
| 2022 | +8.4% | +8.9% | 0.9% | 0.1300% | Verified |
| 2021 | base year | — | 0.9% | 0.5500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +233.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -49.1% | +105.2% | +130.1% | +537.1% | 2025 | -49.1% | 2026 |
| Assessment Ratio | 26.9% | 10.8% | — | 26.9% | 2026 | 6.0% | 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 |
$2,935 | $2,524 | ~$4,709 | $2,935 | 2025 | $2,217 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$7,140,147 | ~$540,526 | ~0.7000% | ~$3,784 | +92.9% |
| 2027 | ~$13,770,471 | ~$594,578 | ~0.7062% | ~$4,199 | +271.9% |
| 2028 | ~$26,557,698 | ~$654,036 | ~0.7123% | ~$4,659 | +617.3% |
| 2029 | ~$51,219,114 | ~$719,440 | ~0.7185% | ~$5,169 | +1283.5% |
| 2030 | ~$98,781,064 | ~$791,384 | ~0.7247% | ~$5,735 | +2568.1% |
| 2026 | ~$7,066,102 | ~$540,526 | ~0.6938% | ~$3,750 | +90.9% |
| 2027 | ~$13,486,346 | ~$594,578 | ~0.6938% | ~$4,125 | +264.3% |
| 2028 | ~$25,740,008 | ~$654,036 | ~0.6938% | ~$4,538 | +595.3% |
| 2029 | ~$49,127,319 | ~$719,440 | ~0.6938% | ~$4,992 | +1227.0% |
| 2030 | ~$93,764,288 | ~$791,384 | ~0.6938% | ~$5,491 | +2432.6% |
| 2026 | ~$7,214,192 | ~$540,526 | ~0.7031% | ~$3,800 | +94.9% |
| 2027 | ~$14,057,557 | ~$594,578 | ~0.7123% | ~$4,235 | +279.7% |
| 2028 | ~$27,392,524 | ~$654,036 | ~0.7216% | ~$4,719 | +639.9% |
| 2029 | ~$53,377,008 | ~$719,440 | ~0.7308% | ~$5,258 | +1341.7% |
| 2030 | ~$104,010,314 | ~$791,384 | ~0.7401% | ~$5,857 | +2709.4% |
In 2025, this property's market value of $3,702,248 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 6× 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 | $3,702,248 | $207,536 | $597,708 | $1,442,275 | ↑ Top 25% | +0.0% |
| 2024 | $581,137 | $217,016 | $597,296 | $1,446,593 | ↓ Below median | +23.7% |
| 2023 | $581,137 | $167,963 | $453,916 | $1,078,522 | ↑ Above median | +0.0% |
| 2022 | $516,108 | $180,794 | $446,888 | $1,009,883 | ↑ Above median | +46.1% |
| 2021 | $411,100 | $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.