NESKAR DR TX 78660
| Owner | CANTARRA MEADOW RESIDENTIAL |
|---|---|
| Parcel ID | 0258430113 |
| Short ID | 923011 |
| Type | Real |
| Use Code | O Other / Unclassified |
| Valuation | Unknown |
| Improvement SF | — |
| Land SF | 2,252 SF |
| Acres | 0.052 |
| Year Built | — |
| Legal | LOT 2 BLK BB CANTARRA 1 NORTH SECS 6 & 7 |
| Neighborhood | A5850 |
| Land | $854 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $854 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $854 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $854 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $854 |
| Taxable Value | $854 |
|---|
Appreciation: Market value has fallen -96.0% from $21,600 (2021) to $854 (2025), a CAGR of -55.4% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2023→2024), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend.
Tax Burden: The combined rate across 5 taxing entities is 2.2282% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $19. Pflugerville ISD is the largest single contributor, at 49.7% of the total 2025 levy.
Asset Class: O.
Value Composition: Land carries 100% of market value ($854 land vs $0 improvements), about $0/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.
Forward Outlook: Holding the -46.5% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $42 by 2031, with an estimated annual tax burden around $1. 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.
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% | $9.45 | $9.45 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4.48 | $4.48 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3.21 | $3.21 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1.01 | $1.01 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $0.88 | $0.88 | Paid |
| Combined Rate | 2.5030% | 2.2429% | 2.0589% | 2.1382% | 2.2282% | +0.0900% | $19.03 | $19.03 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IPF Pflugerville ISD | 1.1069% | $9.45 | 49.7% |
| CAT City of Austin | 0.5240% | $4.48 | 23.5% |
| TCO Travis County | 0.3758% | $3.21 | 16.9% |
| THD Travis Central Health | 0.1180% | $1.01 | 5.3% |
| ACT Austin Community College | 0.1034% | $0.88 | 4.6% |
| Total | 2.2282% | $19.03 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $950 | $854 | +11.2% |
| Assessed Value | $950 | $854 | +11.2% |
| Land Value | $950 | $854 | +11.2% |
| Improvement Value | — | — | — |
| Taxable Value | $950 | $854 | +11.2% |
| Total Tax 2026 = estimate |
~$21
Estimated
|
~$19
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $950 | $950 | — | — | $950 | $950 | Not yet — post-cert | Preliminary |
| 2025 | $854 | $854 | — | — | $854 | $854 | ~$19 | Partial |
| 2024 | $1,000 | $1,000 | — | — | $1,000 | $1,000 | $21 | Verified |
| 2023 | $90,000 | $90,000 | — | — | $90,000 | $90,000 | $1,853 | Verified |
| 2022 | $90,000 | $90,000 | — | — | $90,000 | $90,000 | $2,019 | Verified |
| 2021 | $21,600 | $21,600 | — | — | $21,600 | $21,600 | $541 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +11.2% | +11.2% | ~100% | Not available | Partial |
| 2025 | -14.6% | -14.6% | ~100% | Not available | Partial |
| 2024 | -98.9% ! | -98.9% | ~100% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | +316.7% ! | +316.7% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): -96.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +11.2% | +42.9% | -46.4% | +316.7% | 2022 | -98.9% | 2024 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.2300% | 2.2300% | — | 2.2300% | 2025 | 2.2300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$19 | $891 | ~$5 | $2,019 | 2022 | $19 | 2025 |
Market value changed by 317% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$509 | ~$509 | ~2.1595% | ~$11 | -46.4% |
| 2028 | ~$272 | ~$272 | ~2.0908% | ~$6 | -71.4% |
| 2029 | ~$146 | ~$146 | ~2.0221% | ~$3 | -84.6% |
| 2030 | ~$78 | ~$78 | ~1.9534% | ~$2 | -91.8% |
| 2031 | ~$42 | ~$42 | ~1.8847% | ~$1 | -95.6% |
| 2027 | ~$902 | ~$902 | ~2.2282% | ~$20 | -5.1% |
| 2028 | ~$857 | ~$857 | ~2.2282% | ~$19 | -9.8% |
| 2029 | ~$815 | ~$815 | ~2.2282% | ~$18 | -14.2% |
| 2030 | ~$774 | ~$774 | ~2.2282% | ~$17 | -18.5% |
| 2031 | ~$735 | ~$735 | ~2.2282% | ~$16 | -22.6% |
| 2027 | ~$528 | ~$528 | ~2.1251% | ~$11 | -44.4% |
| 2028 | ~$293 | ~$293 | ~2.0221% | ~$6 | -69.2% |
| 2029 | ~$163 | ~$163 | ~1.9190% | ~$3 | -82.8% |
| 2030 | ~$90 | ~$90 | ~1.8160% | ~$2 | -90.5% |
| 2031 | ~$50 | ~$50 | ~1.7129% | ~$1 | -94.7% |
| 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 | 2021–2024 | 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 | 2021, 2022, 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 | — |