CARPATHIAN CV 78660
| Owner | ESSA ELSHIKH BUSHRA SHI & |
|---|---|
| Parcel ID | 0258401059 |
| Short ID | 970840 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,856 SF |
| Land SF | 10,520 SF |
| Acres | 0.242 |
| Year Built | 2024 |
| Legal | ENTRADA PHS 3 BLK Q LOT 71 |
| Neighborhood | A5850 |
| Land | $122,599 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $122,599 |
| Improvement | $255,305 |
|---|---|
| Total Improvement | $255,305 |
| Market | $377,904 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $377,904 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $377,904 |
| Taxable Value | $377,904 |
|---|
Appreciation: Market value has risen +655.8% from $50,000 (2023) to $377,904 (2025), a CAGR of 174.9% over 2 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 Land/Vacant parcel countywide rose +18.1%, so this parcel has outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.7240% in 2025 (+0.0338% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $6,515. Pflugerville ISD is the largest single contributor, at 61.4% of the total 2025 levy.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 32% of market value ($122,599 land vs $255,305 improvements), about $12/SF of land. Most value sits in the improvements, so building condition, age (~2 yrs), and rent roll drive the underwriting.
Submarket Position: At $377,904, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $84,423 (P25 $24,862 / P75 $362,804, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant 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 +99.0% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $12,318,608 by 2031, with an estimated annual tax burden around $8,819. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 1,856 SF | ✗ |
| 1ST | 1st Floor | 1,116 SF | ✓ |
| 2ND | 2nd Floor | 740 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 380 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 76 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
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.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IPF Pflugerville ISD | 1.3880% | 1.2646% | 1.1092% | 1.1069% | 1.1069% | +0.0000% | $3,408.19 | $3,408.19 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,278.30 | $1,278.30 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $401.41 | $401.41 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $350.56 | $350.56 | Paid |
| E17 Travis County ESD #17 | 0.0450% | 0.0245% | 0.0230% | 0.0370% | 0.0305% | -0.0065% | $115.26 | $115.26 | Paid |
| Combined Rate | 1.9922% | 1.7860% | 1.6148% | 1.6902% | 1.7240% | +0.0338% | $5,553.72 | $5,553.72 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IPF Pflugerville ISD | 1.1069% | $3,408.19 | 61.4% |
| TCO Travis County | 0.3758% | $1,278.30 | 23.0% |
| THD Travis Central Health | 0.1180% | $401.41 | 7.2% |
| E02 Travis County ESD # 02 | 0.0928% | $350.56 | 6.3% |
| E17 Travis County ESD #17 | 0.0305% | $115.26 | 2.1% |
| Total | 1.7240% | $5,553.72 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $394,291 | $377,904 | +4.3% |
| Assessed Value | $394,291 | $377,904 | +4.3% |
| Land Value | $114,200 | $122,599 | -6.9% |
| Improvement Value | $280,091 | $255,305 | +9.7% |
| Taxable Value | $394,291 | $377,904 | +4.3% |
| Exemptions | HS | H | |
| Total Tax 2026 = estimate |
~$6,798
Estimated
|
~$5,554
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $394,291 | $114,200 | $280,091 | — | $394,291 | $394,291 | Not yet — post-cert | Preliminary |
| 2025 | $377,904 | $122,599 | $255,305 | — | $377,904 | $377,904 | ~$5,554 | Partial |
| 2024 | $96,000 | $120,000 | — | — | $96,000 | $96,000 | $1,323 | Verified |
| 2023 | $50,000 | $50,000 | — | — | $50,000 | $50,000 | $404 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +4.3% | +4.3% | ~100% | Not available | Partial |
| 2025 | +293.6% ! | +293.6% | ~100% | Not available | Partial |
| 2024 | +92.0% ! | +92.0% | ~100% | No billing data | Verified |
| 2023 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +655.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +4.3% | +130.0% | +99.0% | +293.7% | 2025 | +4.3% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2023 | 100.0% | 2023 |
| Effective Tax Rate (2025) | 1.4700% | 1.4700% | — | 1.4700% | 2025 | 1.4700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,554 | $2,427 | ~$7,998 | $5,554 | 2025 | $404 | 2023 |
Market value changed by 92% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$784,812 | ~$433,720 | ~1.6570% | ~$7,187 | +99.0% |
| 2028 | ~$1,562,121 | ~$477,092 | ~1.5900% | ~$7,586 | +296.2% |
| 2029 | ~$3,109,308 | ~$524,801 | ~1.5229% | ~$7,992 | +688.6% |
| 2030 | ~$6,188,889 | ~$577,281 | ~1.4559% | ~$8,405 | +1469.6% |
| 2031 | ~$12,318,608 | ~$635,010 | ~1.3888% | ~$8,819 | +3024.2% |
| 2027 | ~$776,927 | ~$433,720 | ~1.7240% | ~$7,477 | +97.0% |
| 2028 | ~$1,530,887 | ~$477,092 | ~1.7240% | ~$8,225 | +288.3% |
| 2029 | ~$3,016,519 | ~$524,801 | ~1.7240% | ~$9,048 | +665.0% |
| 2030 | ~$5,943,868 | ~$577,281 | ~1.7240% | ~$9,953 | +1407.5% |
| 2031 | ~$11,712,032 | ~$635,010 | ~1.7240% | ~$10,948 | +2870.4% |
| 2027 | ~$792,698 | ~$433,720 | ~1.6235% | ~$7,041 | +101.0% |
| 2028 | ~$1,593,672 | ~$477,092 | ~1.5229% | ~$7,266 | +304.2% |
| 2029 | ~$3,203,980 | ~$524,801 | ~1.4224% | ~$7,465 | +712.6% |
| 2030 | ~$6,441,408 | ~$577,281 | ~1.3218% | ~$7,631 | +1533.7% |
| 2031 | ~$12,950,060 | ~$635,010 | ~1.2213% | ~$7,755 | +3184.4% |
In 2025, this property's market value of $377,904 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 4× the county median of $84,423. Land/Vacant here is the broad TCAD category — every land/vacant 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 | $377,904 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $96,000 | $23,000 | $66,000 | $328,966 | ↑ Above median | +0.0% |
| 2023 | $50,000 | $24,692 | $71,500 | $270,000 | ↓ Below median | +0.0% |
| Source | What it provides | Coverage for this parcel | Confidence |
|---|---|---|---|
| TCAD Certified Appraisal Roll ↗ | Market, assessed, and taxable value; land/improvement split; exemptions | 2025 | Certified |
| Texas Comptroller Annual Jurisdiction Roll (AJR) | Prior-year market and taxable value | 2023–2024 | Verified |
| TCAD Preliminary Export ↗ | First-look 2026 appraisal value, subject to change at certification | 2026 (exported June 9, 2026; certifies July 25, 2026) | Preliminary |
| Travis County Rates History ↗ | Adopted tax rate for each of this parcel's taxing entities | 1990–2025 | Verified |
| TaxCurOpenData | Current-year (2025) tax billing, by taxing entity | 2025 | Partial |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2023, 2024 | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |