Ag & Wildlife Valuation Basics For Willow City Land

Thinking about buying or selling acreage around Willow City and trying to make sense of ag and wildlife valuation? You are not alone. The right appraisal status can meaningfully affect holding costs and future plans. In this guide, you will learn what qualifies in Gillespie County, how to apply or maintain status, how values are calculated, and what to watch for before you close or change use. Let’s dive in.

Ag and wildlife valuation explained

Agricultural productivity appraisal lets qualifying land be taxed based on its productive value, not market value, under the Texas Property Tax Code. The special use follows the land as long as it continues to qualify and meet local standards. You can review the legal framework in Chapter 23 of the Texas Tax Code for the core rules on agricultural land and appraisal methods. Texas Tax Code Chapter 23

Wildlife management appraisal is a form of productivity appraisal. Land that already qualified for open‑space agricultural use can continue to receive productivity valuation through approved wildlife practices at the required intensity for this region. Texas Parks and Wildlife provides the legal summary, plan forms, and regional guidance you will use. TPWD wildlife management legal summary

Who qualifies in Willow City

To newly qualify for open‑space ag, land generally must show a history of qualifying use for 5 of the past 7 years. The test applies to the land, not the owner, and adjacent tracts under common ownership may be combined. Local “degree of intensity” standards are set by the Gillespie CAD and guide stocking rates, rotation, and documentation.

To qualify for wildlife management, the land must have had open‑space ag appraisal when the WM use began. You must implement at least three of seven approved practices, such as habitat control, supplemental food or plantings, water development, shelter, predator control, erosion control, or population counts, at the intensity appropriate for the Edwards Plateau region.

How to apply or maintain status

Key forms and plan documents

• Open‑Space Agricultural Use Application: state form 50‑129 is commonly used. Your CAD may have its own version, but this is the standard reference. Form 50‑129 example
• Wildlife Management Plan: PWD‑885, submitted to the CAD when converting from ag to WM. Annual reports, if required by the CAD, use PWD‑888. TPWD forms index

Filing deadlines and reviews

Texas law sets the application deadline before May 1, and many districts communicate April 30 as the practical last day. File early if you are applying for the first time or changing use, and respond quickly to any CAD requests for more information. You can confirm deadlines and application requirements in Section 23.54 of the Tax Code. Application rules and deadlines

Once approved, open‑space appraisal typically continues without annual reapplication unless ownership changes or the chief appraiser asks for a new application. New owners should contact the Gillespie CAD right away to confirm whether a refile is needed.

What to document and keep

Your records should show qualifying use and intensity. Keep leasing agreements, invoices, seed and planting logs, dated photos, pasture maps, brush management records, wildlife census notes, water and shelter installation receipts, and any technical guidance from a biologist. If you are in wildlife management, keep your signed PWD‑885 and file the PWD‑888 annual report if the CAD requires it. TPWD forms and guidance

How your taxable value is set

Under productivity appraisal, taxable value is based on per‑acre productivity figures, not market price. The Texas Comptroller’s Property Tax Assistance Division publishes these values using the Farm and Ranch Survey and county data. Land class matters, such as native pasture, improved pasture, dry cropland, orchard, or wildlife management. Comptroller PTAD overview

For Gillespie County, the Comptroller posts county productivity values that update each year. Check the latest report for per‑acre values used to estimate taxes on Willow City land. Figures change annually, so always verify the current table before budgeting. Gillespie County productivity values

Change of use and rollback taxes

If land that received special appraisal changes use, Texas law imposes an additional tax known as the rollback tax. It is generally the difference between taxes paid under productivity appraisal and taxes that would have been imposed at market value for the three years before the change, plus applicable charges. The lien attaches on the date of the change, and the CAD will issue notice. Review Sec. 23.55 for details and exceptions, and consult the CAD before subdivision, new non‑ag structures, or other changes that might alter primary use. Change‑of‑use rollback rules

Buyer and seller tips in Gillespie County

If you are selling Willow City land

• Gather proof of qualification: CAD approval letters, the current appraisal status, the signed PWD‑885 and any PWD‑888 reports, leases, receipts, and dated photos.
• If you plan to subdivide or add improvements, speak with the CAD first to understand potential rollback exposure and how to maintain qualifying use during the listing period.

If you are buying Willow City land

• Confirm the current status directly with the Gillespie CAD. Ask whether the land is on 1‑d‑1 open‑space, wildlife management, or market value, and request copies of the owner’s plan and reports. Gillespie CAD property search
• Ask the seller for any recent CAD notices or determinations and for proof that the land still meets intensity standards.
• If you plan to convert to non‑ag use, request a rollback estimate from the CAD and talk with your tax advisor before closing.

Local context that helps

Willow City sits within the Edwards Plateau ecoregion. TPWD’s regional guidelines for this area outline practical practices and intensity targets for habitat control, native forage, water development, census methods, and erosion control. Use that regional lens when drafting a wildlife plan and when photographing and mapping treated acreage.

Your next steps

• Verify the parcel’s appraisal status and download any plan documents from the Gillespie CAD portal. Reach out to the CAD’s agricultural or wildlife contacts for parcel‑specific intensity questions. Gillespie CAD main page
• If converting to wildlife management, work from TPWD’s Edwards Plateau guidance and complete the PWD‑885. Keep signed and dated records of all practices. TPWD wildlife management legal summary
• Before any sale, subdivision, or residential build, discuss potential rollback with the CAD and your tax professional.

When you need an advisor who knows Willow City land, ag and wildlife rules, and Hill Country transactions end to end, we are here to help. Start a conversation with the Marjorie Group to map your path with confidence.

FAQs

What is agricultural productivity appraisal in Texas?

• It is a special appraisal that taxes qualifying land based on productive value, not market value, as outlined in Chapter 23 of the Texas Tax Code.

How does wildlife management appraisal work in Willow City?

• If land already had open‑space ag appraisal, it can qualify through at least three approved wildlife practices at the required intensity using a TPWD wildlife plan submitted to the CAD.

When is the deadline to apply for ag or wildlife status?

• State law sets the deadline before May 1, and many districts treat April 30 as the practical last day. File early and confirm with Gillespie CAD.

What records should I keep for wildlife management in Gillespie County?

• Keep your signed PWD‑885, any PWD‑888 annual reports, dated photos, maps, seed and planting logs, receipts, lease agreements, and wildlife census notes.

What triggers rollback taxes after a change of use?

• If land loses special appraisal due to a change in primary use, the rollback is generally the difference between productivity and market value taxes for the prior three years, plus applicable charges.