Frio County is located in South Texas on the edge of the Winter Garden region, southwest of San Antonio. Established in 1858 and named for the Frio River, the county developed around ranching and later benefited from irrigated agriculture tied to regional water resources. Frio County is small in population, with about 18,000 residents, and remains predominantly rural, with most communities oriented around farming, oil and gas activity, and local services. The landscape includes brush country, river corridors, and agricultural fields, reflecting the transition between the South Texas Plains and more intensively cultivated areas of the Winter Garden. Cultural influences reflect long-standing Hispanic and Anglo South Texas settlement patterns. The county seat is Pearsall, which functions as the primary administrative and commercial center, while Dilley is another notable community within the county.

Frio County Local Demographic Profile

Frio County is located in south-central Texas, between the San Antonio metropolitan area and the U.S.–Mexico border region. The county seat is Pearsall, and the county includes communities such as Dilley and Pearsall.

Population Size

According to the U.S. Census Bureau QuickFacts for Frio County, Texas, Frio County had an estimated population of 18,385 (2023).

Age & Gender

The U.S. Census Bureau QuickFacts for Frio County, Texas provides county-level demographic breakdowns from the American Community Survey, including:

  • Age distribution: Exact county age-group percentages (e.g., under 18, 18–64, 65+) are reported in Census Bureau tables; the QuickFacts profile provides summary measures such as median age and related indicators for Frio County.
  • Gender ratio: QuickFacts reports the female share of the population (and, by implication, male share) for Frio County.

For the most detailed age brackets and sex by age, the authoritative source is the Census Bureau’s American Community Survey tables accessible via data.census.gov (county geography: Frio County, Texas).

Racial & Ethnic Composition

According to the U.S. Census Bureau QuickFacts for Frio County, Texas, the county’s population is reported by standard Census categories, including:

  • Race: such as White, Black or African American, American Indian and Alaska Native, Asian, Native Hawaiian and Other Pacific Islander, and Two or More Races (with “White alone, not Hispanic or Latino” commonly included as a key benchmark measure).
  • Ethnicity: Hispanic or Latino (of any race) is reported separately.

The QuickFacts page is the primary county summary source for these measures, with underlying detail available from data.census.gov.

Household and Housing Data

County household and housing indicators are reported in the U.S. Census Bureau QuickFacts for Frio County, Texas, including commonly used measures such as:

  • Households: total households, average household size, and related household characteristics
  • Housing: total housing units, homeownership rate, and selected housing value/rent measures (as available in the profile)

For local government and planning resources, visit the Frio County official website.

Email Usage

Frio County is a rural South Texas county with low population density, which generally increases the cost and complexity of extending last‑mile broadband and can constrain digital communication options outside city centers such as Pearsall and Dilley.

Direct county-level email usage statistics are not typically published; email adoption is therefore inferred from proxy indicators such as household broadband and computer access reported by the U.S. Census Bureau (data.census.gov). In general, higher broadband subscription and computer availability correlate with higher routine email use, while lower access limits consistent email adoption and pushes residents toward mobile-only connectivity.

Age structure also influences likely email uptake: older populations tend to rely more on email for formal communication but may face lower digital skills, while younger groups more often prioritize messaging apps despite high account ownership. County age distributions from the American Community Survey provide the main proxy for this effect.

Gender distribution is usually near parity in ACS data and is not a primary driver of email adoption relative to access and age.

Infrastructure limitations are reflected in rural broadband availability and subscription patterns documented by the FCC National Broadband Map, including service gaps and speed constraints in less-populated areas.

Mobile Phone Usage

Frio County is in south-central Texas along the Interstate 35 corridor between San Antonio and Laredo, with a largely rural landscape and a small number of population centers (notably Pearsall and Dilley). Low population density outside town limits, long stretches of highway, and agricultural land uses are factors that commonly affect mobile coverage quality and capacity (especially indoors and in sparsely settled areas) compared with larger metropolitan counties.

County context relevant to mobile connectivity

  • Rural–small city settlement pattern: Population is concentrated in Pearsall (county seat), Dilley, and scattered unincorporated areas, which tends to produce stronger in-town signal and more variable coverage in outlying areas.
  • Terrain and land cover: The county lies in the South Texas Plains region, generally flat to gently rolling. While major topographic barriers are limited, distance to cell sites and backhaul availability in rural tracts are typical constraints.
  • Major transportation corridor: Interstate 35 can drive targeted investments in coverage along the highway, while off-corridor areas may have fewer sites.

Primary sources for local geography and basic county context include the U.S. Census Bureau QuickFacts for Frio County and local references such as the Frio County website.

Mobile penetration or access indicators (adoption), and data limitations

What is available at county scale

  • County-level “mobile phone subscription” rates are not consistently published as a single, standardized indicator in major federal datasets. The most comparable county metrics for household connectivity typically describe internet subscriptions and device types used to access the internet, rather than “mobile penetration” as used in telecom market statistics.
  • The most widely used public dataset for local adoption in the U.S. is the American Community Survey (ACS), which provides county estimates on household internet access and device categories (including smartphones). These estimates are subject to sampling error in smaller counties.

Relevant federal references:

Distinguishing adoption from availability

  • Household adoption (usage/subscription) refers to whether residents subscribe to and use mobile service and mobile internet (often measured via household surveys such as ACS for internet access and device types).
  • Network availability (coverage/service area) refers to whether mobile broadband service is offered in an area (typically derived from carrier-reported coverage and audited or modeled datasets).

County-specific adoption figures should be taken directly from ACS tables for Frio County rather than inferred from state averages. The ACS is the primary source for county-level household device and internet subscription indicators; it does not provide a carrier-style “mobile penetration” rate.

Network availability (4G/5G) versus household adoption

Network availability (coverage)

  • FCC mobile broadband coverage data provides the main public reference for where 4G LTE and 5G service is reported to be available. Coverage varies within counties and is typically strongest near towns and major roads.
  • Limitations: FCC coverage is based on provider submissions and modeling; it indicates reported availability, not measured speeds at a specific location, and does not indicate whether households subscribe.

Key sources:

Household adoption (subscriptions and use)

  • Adoption is influenced by price, income, digital skills, age structure, and whether fixed broadband is available. In rural counties, mobile broadband may serve as a primary connection for some households, but the extent is best measured using ACS device and subscription tables rather than assumptions.
  • Statewide and regional context for adoption and infrastructure planning is often summarized by Texas broadband programs and partners, but county-level adoption must be traced back to survey estimates.

State references:

Mobile internet usage patterns and technology availability (4G LTE and 5G)

4G LTE

  • In most U.S. rural counties, 4G LTE remains the most geographically extensive mobile broadband layer, including for in-vehicle and outdoor coverage. In Frio County, reported LTE coverage can be reviewed directly via the FCC map at the census-location level.
  • Practical performance (throughput/latency) depends on tower density, spectrum holdings, and congestion—factors not fully observable from county summaries.

5G (including low-band and mid-band; fixed wireless vs mobile)

  • 5G availability is commonly more localized than LTE in rural areas, with the strongest presence typically in and around population centers and along major corridors. The FCC map distinguishes between 5G technology layers as reported by providers.
  • The FCC map focuses on availability; it does not measure consistent access to 5G-capable devices or plan uptake.

Authoritative availability references:

Common device types (smartphones versus other devices)

County-level device indicators (adoption)

  • The ACS identifies devices used for internet access, including smartphones, computers, and other device categories at the household level. For Frio County, ACS tables can be used to separate:
    • Households with smartphone-only internet access
    • Households with any computer (desktop/laptop/tablet) plus internet
    • Households with no internet access
  • Limitations: ACS device categories are household-reported and do not capture enterprise/IoT device prevalence or multiple-device ownership at the individual level.

Primary reference:

Demographic and geographic factors influencing mobile usage in Frio County

Geography and settlement

  • Distance to infrastructure: Sparse settlement patterns can reduce the economic incentive for dense cell-site deployment outside towns, affecting indoor coverage and peak capacity.
  • Highway-centric demand: I‑35 traffic and logistics activity can support stronger corridor coverage relative to more remote tracts, though this is an availability pattern and does not measure household subscription.

Socioeconomic and demographic characteristics (adoption-related)

  • ACS and related Census products are the standard sources for county-level measures associated with technology adoption, including:
    • Income and poverty rates
    • Age distribution
    • Educational attainment
    • Household composition and language
  • These factors correlate with broadband adoption nationally, but county-specific relationships must be supported by county ACS estimates rather than assumed. Demographic baselines and trends for Frio County are available via Census.gov QuickFacts and detailed tables on data.census.gov.

Summary of what can be stated definitively at county scale

  • Network availability: The most authoritative public view of reported 4G/5G availability in Frio County is the FCC National Broadband Map (availability only).
  • Household adoption and device mix: The most authoritative public county-level source for household internet access and device categories (including smartphone-only access) is the ACS on data.census.gov (adoption only, survey-based).
  • Limitations: Public datasets do not provide a single standardized “mobile penetration rate” for Frio County comparable to carrier market statistics; adoption must be inferred from ACS household device/subscription tables, while availability is represented by FCC coverage layers.

Social Media Trends

Frio County is in South Texas along the Interstate 35 corridor between San Antonio and Laredo, with key population centers including Pearsall (county seat) and Dilley. The county’s economy is tied to agriculture, energy activity in the Eagle Ford region, and cross‑border trade flows in the broader corridor, alongside a large Hispanic/Latino population and bilingual media environment—factors that tend to align with heavy mobile-first and messaging-centric social media use patterns seen across Texas and the U.S.

User statistics (penetration and active use)

  • County-specific social media penetration rates are not published in standard federal datasets. The most defensible approach is to use U.S. benchmark survey estimates and apply them as context for Frio County.
  • Overall social media use (U.S. adults): About 69% of U.S. adults report using at least one social media site (Pew Research Center, 2023). Source: Pew Research Center social media fact sheet.
  • Implication for Frio County: As a predominantly rural county with small cities, Frio County usage is typically expected to track near national rural benchmarks. Pew reports rural adults are less likely than urban/suburban adults to use several major platforms, but still show majority use of at least one social platform in many years of tracking (see the same Pew fact sheet for platform-by-community-type breakouts).

Age group trends (who uses social media most)

Based on Pew’s U.S. adult patterns:

  • 18–29: Highest usage across platforms; for many platforms, this group leads by a wide margin.
  • 30–49: High usage; generally second-highest across most platforms.
  • 50–64: Moderate usage; lower than under‑50 groups but substantial for Facebook and YouTube.
  • 65+: Lowest overall usage but still meaningful on YouTube and Facebook. Source: Pew Research Center platform-by-age tables.

Gender breakdown

Platform use differs by gender in national surveys, which provides the clearest available benchmark for Frio County:

Most-used platforms (with percentages where available)

Pew’s latest U.S.-adult estimates (benchmarks commonly used for local context where county data is unavailable):

Local relevance notes for Frio County

  • In smaller South Texas markets, Facebook commonly functions as a primary channel for community information (local events, school and municipal updates, classifieds).
  • YouTube is typically the most universal platform across age groups and is strongly mobile-consumed.
  • WhatsApp use is often elevated in communities with strong Hispanic/Latino ties and cross-border family networks; Pew’s benchmark shows WhatsApp approaching one-third of U.S. adults overall.

Behavioral trends (engagement patterns and preferences)

National behavioral research that generally maps well to rural/small-city counties:

  • High-frequency, short-form video consumption is a dominant engagement mode (TikTok, Instagram Reels, YouTube Shorts), particularly under age 50; platform usage levels are documented in Pew’s platform trend reporting and fact sheet tables. Source: Pew Research Center social media usage and demographics.
  • Community and family-network engagement is more concentrated on Facebook (groups, comments, shares) and messaging-forward apps (notably WhatsApp), aligning with relationship-maintenance use rather than interest-graph discovery.
  • Mobile-first access is the default pattern: smartphone reliance is associated with heavier social and video use, especially in areas with fewer fixed-broadband options and among lower-income households. Source: Pew Research Center mobile fact sheet.
  • News and civic information exposure often occurs incidentally via social feeds; Facebook and YouTube remain common gateways where local media supply is limited. Source: Pew Research Center social media and news fact sheet.

Family & Associates Records

Frio County, Texas maintains core family-related public records through county and state offices. Birth and death records (vital records) are generally filed locally and with the state; certified copies are commonly issued through the Frio County Clerk and the Texas Department of State Health Services (DSHS) Vital Statistics. Marriage records are recorded by the County Clerk and may be searched through public index access where available. Divorce records are filed in the district courts and may be accessed through the Frio County District Clerk. Adoption records are handled as court matters but are generally sealed under Texas law, limiting public access.

Public databases in Frio County typically include property and court-related indexes rather than full vital record images. Online access is commonly provided via county portals for selected records, including the Frio County official website, and statewide court docket access may appear through the Texas Judicial Branch online case search (coverage varies by court).

Records access occurs online through available search portals and in person at the relevant clerk’s office during business hours. Privacy restrictions commonly apply to recent birth and death records, sealed adoption files, and records containing protected personal information; requesters may need to meet statutory eligibility for certified copies.

Marriage & Divorce Records

Types of records available

  • Marriage licenses (and marriage records)
    • Frio County issues marriage licenses through the Frio County Clerk. The county clerk maintains the official county record of the license and the completed return (proof of marriage performed).
  • Divorce decrees (final judgments of divorce)
    • Divorces are civil court cases. Final decrees and related filings are maintained by the Frio County District Clerk as part of the case file for the district court with jurisdiction.
  • Annulments (decrees declaring a marriage void or voidable)
    • Annulments are also civil court proceedings. Annulment orders/decrees and case filings are maintained by the Frio County District Clerk in the applicable court case file.

Where records are filed and how they can be accessed

  • Frio County Clerk (marriage licenses)
    • Filed/recorded with: County Clerk’s official records for the county.
    • Access: Marriage license records are commonly available through the county clerk’s office for in-person requests and certified copies; availability of remote/online access varies by office practice. Index information may be available through county public records systems where provided.
  • Frio County District Clerk (divorce and annulment case files)
    • Filed with: District Clerk as the custodian of district court records (petitions, orders, final decrees, and related documents).
    • Access: Court records are typically accessible through the district clerk’s records request process and, where available, through Texas judiciary/county case search portals for docket/index information. Certified copies are issued by the district clerk.
  • Texas Department of State Health Services (state-level vital record indexes)
    • Filed with: The State of Texas maintains statewide vital statistics.
    • Access: For divorces and marriages, the state generally maintains indexes and verifications for specified years rather than complete county case files or licenses. Certified/complete documents are obtained from the county office that filed the original record (county clerk for marriage licenses; district clerk for divorce/annulment decrees).

Typical information included in these records

  • Marriage license/record
    • Names of the parties
    • Date the license was issued
    • County and license number (or book/page or instrument reference)
    • Officiant information and ceremony details on the completed return (commonly date and place of ceremony, and officiant certification)
    • Signatures/attestations as required by Texas law and local recording practices
  • Divorce decree (final judgment)
    • Case caption and cause number
    • Names of the parties and court of jurisdiction
    • Date of filing and date of the final decree
    • Findings and orders regarding dissolution of the marriage
    • Orders on property division; debt allocation
    • Orders related to children when applicable (conservatorship/custody, possession and access/visitation, child support, medical support)
    • Name/signature of the judge and clerk certification on certified copies
  • Annulment decree
    • Case caption and cause number
    • Names of the parties and court of jurisdiction
    • Legal basis for annulment and findings
    • Date of decree and related orders (including property or child-related orders when addressed)
    • Judge’s signature and clerk certification on certified copies

Privacy or legal restrictions

  • Public access framework
    • Texas court records and county official records are generally public, but access is limited by statutes, court rules, and specific confidentiality provisions.
  • Common restrictions affecting divorce/annulment files
    • Sealed records: Courts may seal all or part of a case file by order.
    • Protected personal data: Certain sensitive identifiers and information may be redacted or restricted under Texas law and court rules (commonly Social Security numbers and other sensitive personal information).
    • Cases involving minors: Records or specific filings involving children may be subject to additional confidentiality protections or restricted access in particular proceeding types.
  • Marriage records
    • Marriage licenses are typically treated as public records once recorded, with standard redaction of protected identifiers where applicable.
  • Certified copies and identification
    • County offices often require compliance with records request procedures for certified copies; some records or specific data elements may be withheld or redacted to comply with confidentiality laws and identity-protection requirements.

Education, Employment and Housing

Frio County is in South Texas along the Interstate 35 corridor (roughly between San Antonio and Laredo). The county seat is Pearsall, with Dilley as another primary community. The population is relatively small, largely Hispanic/Latino, and includes a mix of in-town neighborhoods and rural ranch/agricultural land. Regional service access and employment ties commonly extend into the San Antonio metropolitan area.

Education Indicators

Public schools and districts (counts and names)

Public education is provided primarily through two independent school districts:

  • Pearsall ISD
    • Pearsall High School
    • Pecan Elementary School
    • (Middle/Junior High campus in Pearsall ISD is commonly referenced as Pearsall Junior High; campus naming can vary by year in district reporting.)
  • Dilley ISD
    • Dilley High School
    • Dilley Elementary School
    • (A separate middle/junior high grade configuration is commonly present within Dilley ISD, but campus naming is not consistently listed across public summaries.)

For authoritative campus lists and enrollment/grade configurations, district and state directories are the most reliable references: the Texas Education Agency district and campus directory and district websites (Pearsall ISD and Dilley ISD).

Student–teacher ratios and graduation rates

  • Student–teacher ratios: Public “student-to-teacher” ratios are typically reported by TEA and national compilers (e.g., NCES). For Frio County districts, ratios generally align with small-to-mid sized rural South Texas districts and are commonly in the mid-teens to low-20s per teacher depending on campus and year. A single countywide ratio is not a standard TEA reporting unit; ratios vary by district/campus and year.
  • Graduation rates: Texas publishes accountability-based graduation data (four-year, five-year extended, and dropout-related indicators). Frio County’s district graduation rates are available via TEA School Report Cards. Countywide graduation measures are typically presented by aggregating district results rather than a single “county school system.”

Data note: Specific current-year ratios and graduation percentages vary by district/campus and are updated annually through TEA; the most recent verified values should be taken directly from the TEA report-card system.

Adult educational attainment (countywide)

County adult educational attainment is most consistently sourced from the U.S. Census Bureau’s American Community Survey (ACS). The county’s profile is characterized by:

  • A lower share of adults with a bachelor’s degree or higher than Texas overall.
  • A substantial share of adults with a high school diploma or equivalent, with a sizable proportion also reporting less than high school completion.

County-level attainment estimates are published in U.S. Census Bureau ACS tables (commonly table series DP02/S1501 for educational attainment).

Notable programs (STEM, CTE, AP/dual credit)

Across Texas public high schools, common program offerings include:

  • Career and Technical Education (CTE) pathways (workforce-aligned courses leading to industry credentials in fields such as health science, skilled trades, agriculture, business, and public service).
  • Dual credit partnerships with community colleges (frequently used in South Texas to expand postsecondary access).
  • Advanced Placement (AP) coursework offerings vary by campus size and staffing; smaller rural districts often offer a narrower AP menu while expanding dual credit.

Program availability by campus is most reliably identified through district course catalogs and TEA report-card information (including CTE participation and college/career readiness indicators) via TEA School Report Cards.

School safety measures and counseling resources

Texas public schools operate under state requirements that commonly include:

  • Emergency operations plans, required drills, visitor access controls, and coordination with local law enforcement.
  • Student support and counseling services, typically including school counselors; additional mental-health resources are often provided through regional education service centers and local provider partnerships.
  • Statewide requirements and guidance are reflected through TEA’s safety framework and reporting mechanisms; see TEA School Safety.

Data note: Campus-specific staffing (counselor-to-student ratios) and specific safety investments are locally determined and best verified in district board documents, campus improvement plans, or TEA staffing reports where available.

Employment and Economic Conditions

Unemployment rate (most recent)

The most consistently cited unemployment figures at county level come from the U.S. Bureau of Labor Statistics (BLS) Local Area Unemployment Statistics. Frio County’s unemployment rate is available through BLS LAUS county data (monthly and annual averages).
Data note: A single “most recent year” value requires selecting the latest completed annual average published by BLS; annual averages typically lag by several months after year-end.

Major industries and employment sectors

Frio County’s employment base reflects South Texas patterns and local land use:

  • Public administration and education (county/city services and school districts)
  • Health care and social assistance (clinics, nursing/assisted services, regional providers)
  • Retail trade and accommodation/food services (local-serving commerce tied to I-35 and community activity)
  • Construction and transportation/warehousing (regional growth and corridor logistics)
  • Agriculture and related services (ranching and farm-related activity in rural areas)
  • Oil and gas-related activity influences parts of the broader region; local impacts fluctuate with energy cycles and project locations.

Industry composition by residence and workplace is summarized in ACS County Profiles (industry/occupation tables), with additional employer establishment context available through County Business Patterns.

Common occupations and workforce breakdown

Common occupational groups in similar rural corridor counties include:

  • Office and administrative support
  • Sales and related
  • Transportation and material moving
  • Construction and extraction
  • Installation, maintenance, and repair
  • Service occupations (food preparation/serving, building/grounds maintenance, personal care)
  • Education, training, and library and health care support/practitioner roles

Occupation distributions for Frio County are available through ACS occupation tables.

Commuting patterns and mean commute time

Commuting in Frio County typically includes:

  • High private-vehicle use (drive-alone and carpool shares tend to dominate in rural counties).
  • Mean commute times that are commonly moderate but can be elevated for out-of-county workers due to travel to larger job centers along I-35.

The standard reference for mean travel time to work and commuting mode shares is ACS commuting data (e.g., DP03/S0801).

Local employment vs. out-of-county work

A notable share of employed residents in small South Texas counties work outside their county of residence, particularly toward:

  • The San Antonio area (northbound) and other I-35 corridor destinations
  • Nearby counties for health care, logistics, construction projects, and regional services

The best public proxy for commuting flows is the Census Bureau’s OnTheMap commuting patterns, which reports inflow/outflow of workers and primary job destinations.

Housing and Real Estate

Homeownership vs. renting

Frio County’s housing tenure generally reflects:

  • A majority owner-occupied housing stock (typical of rural/small-town Texas)
  • A smaller but material renter share, concentrated near town centers and along main corridors

The definitive owner-occupied and renter-occupied percentages are published in ACS housing tables (DP04).

Median property values and trends

  • Median home value in Frio County is typically below the Texas median, reflecting smaller markets, lower-density development, and a larger share of older housing stock.
  • Recent trends (post-2020) in Texas have generally included rising values followed by slower growth/plateauing in many non-metro areas; county-specific direction and magnitude vary by submarket and should be confirmed through ACS 5-year value estimates and local appraisal roll summaries.

Primary reference points:

  • ACS median value (owner-occupied housing)
  • Local assessed values and taxable value trends from the Frio County Appraisal District (county-level appraisal roll summaries are commonly posted by appraisal districts; availability varies by year).

Data note: ACS “median home value” reflects self-reported estimates by owner-occupants, while appraisal values reflect assessed market value methodologies and may differ.

Typical rent prices

  • Median gross rent in Frio County is typically below major-metro Texas levels, with rents varying by unit type and proximity to Pearsall/Dilley services and highway access.

Median gross rent is published in ACS DP04/S2503 tables.

Housing types and built environment

Common housing forms include:

  • Single-family detached homes (dominant in Pearsall and Dilley neighborhoods and rural residential parcels)
  • Manufactured housing/mobile homes (more prevalent in rural areas and some edge-of-town locations)
  • Small multifamily/apartment properties (limited supply relative to metros; more common near town centers and highway-adjacent corridors)
  • Rural lots and ranch properties outside incorporated areas, often with larger tracts and agricultural uses

Neighborhood characteristics (proximity to schools/amenities)

  • Pearsall: Residential neighborhoods cluster around the civic core, schools, and local retail; highway-adjacent areas support services and traveler-oriented businesses.
  • Dilley: Smaller-scale neighborhood pattern with schools and municipal services forming key local anchors.
  • Unincorporated areas: Lower density, larger lot sizes, and longer travel times to schools, clinics, and grocery retail.

Data note: Frio County does not have dense “neighborhood” delineations comparable to large cities; proximity is better described by distance to Pearsall/Dilley and I-35 access.

Property tax overview (rate and typical cost)

Texas property taxes are primarily levied by local taxing units (county, school districts, cities, and special districts). In South Texas counties:

  • Effective property tax rates (tax paid as a share of market value) often fall in a broad band around ~1.5% to 2.5% depending on exemptions and taxing jurisdictions; school district M&O/I&S rates are typically the largest component.
  • Typical homeowner tax bills depend on taxable value and exemptions (homestead, over-65/disabled, etc.) and can vary widely between Pearsall ISD and Dilley ISD boundaries and between incorporated/unincorporated areas.

Authoritative sources:

Data limitation: A single countywide “average property tax rate” is not a standard levy in Texas; rates are jurisdiction-specific and best represented as effective rates from Comptroller/ACS plus the applicable local taxing unit rates for the property’s location.

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