TAMILLIA PS 78660
| Owner | MILLROSE PROPERTIES TEXAS LLC |
|---|---|
| Parcel ID | 0260400116 |
| Short ID | 978263 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 7,588 SF |
| Acres | 0.174 |
| Year Built | — |
| Legal | ENTRADA PHS 2 BLK K LOT 65 |
| Neighborhood | A5850 |
| Land | $26,470 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $26,470 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $26,470 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $26,470 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $26,470 |
| Taxable Value | $26,470 |
|---|
Appreciation: Market value has risen +5.9% from $25,000 (2024) to $26,470 (2025), a CAGR of 5.9% over 1 year. This represents moderate, steady growth. Most of this growth came in a single year (2025→2026), 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 +27.9%, so this parcel has lagged 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 $456. Pflugerville ISD is the largest single contributor, at 64.2% 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 100% of market value ($26,470 land vs $0 improvements), about $3/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 $26,470, this parcel sits in the lower-middle (25th–50th 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 +47.4% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $377,869 by 2031, with an estimated annual tax burden around $5,248. 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% | $293.00 | $293.00 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $99.49 | $99.49 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $31.24 | $31.24 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $24.55 | $24.55 | Paid |
| E17 Travis County ESD #17 | 0.0450% | 0.0245% | 0.0230% | 0.0370% | 0.0305% | -0.0065% | $8.07 | $8.07 | Paid |
| Combined Rate | 1.9922% | 1.7860% | 1.6148% | 1.6902% | 1.7240% | +0.0338% | $456.35 | $456.35 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IPF Pflugerville ISD | 1.1069% | $293.00 | 64.2% |
| TCO Travis County | 0.3758% | $99.49 | 21.8% |
| THD Travis Central Health | 0.1180% | $31.24 | 6.8% |
| E02 Travis County ESD # 02 | 0.0928% | $24.55 | 5.4% |
| E17 Travis County ESD #17 | 0.0305% | $8.07 | 1.8% |
| Total | 1.7240% | $456.35 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $54,314 | $26,470 | +105.2% |
| Assessed Value | $54,314 | $26,470 | +105.2% |
| Land Value | $54,314 | $26,470 | +105.2% |
| Improvement Value | — | — | — |
| Taxable Value | $54,314 | $26,470 | +105.2% |
| Total Tax 2026 = estimate |
~$936
Estimated
|
~$456
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $54,314 | $54,314 | — | — | $54,314 | $54,314 | Not yet — post-cert | Preliminary |
| 2025 | $26,470 | $26,470 | — | — | $26,470 | $26,470 | ~$456 | Partial |
| 2024 | $25,000 | $25,000 | — | — | $25,000 | $25,000 | $423 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +105.2% ! | +105.2% | ~100% | Not available | Partial |
| 2025 | +5.9% | +5.9% | ~100% | Not available | Partial |
| 2024 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +5.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +105.2% | +55.6% | +47.4% | +105.2% | 2026 | +5.9% | 2025 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2024 | 100.0% | 2024 |
| Effective Tax Rate (2025) | 1.7200% | 1.7200% | — | 1.7200% | 2025 | 1.7200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$456 | $439 | ~$2,966 | $456 | 2025 | $423 | 2024 |
Market value changed by 105% in 2026, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$80,057 | ~$80,057 | ~1.6570% | ~$1,327 | +47.4% |
| 2028 | ~$118,000 | ~$118,000 | ~1.5900% | ~$1,876 | +117.3% |
| 2029 | ~$173,928 | ~$173,928 | ~1.5229% | ~$2,649 | +220.2% |
| 2030 | ~$256,363 | ~$256,363 | ~1.4559% | ~$3,732 | +372.0% |
| 2031 | ~$377,869 | ~$377,869 | ~1.3888% | ~$5,248 | +595.7% |
| 2027 | ~$78,970 | ~$78,970 | ~1.7240% | ~$1,361 | +45.4% |
| 2028 | ~$114,820 | ~$114,820 | ~1.7240% | ~$1,980 | +111.4% |
| 2029 | ~$166,944 | ~$166,944 | ~1.7240% | ~$2,878 | +207.4% |
| 2030 | ~$242,729 | ~$242,729 | ~1.7240% | ~$4,185 | +346.9% |
| 2031 | ~$352,919 | ~$352,919 | ~1.7240% | ~$6,084 | +549.8% |
| 2027 | ~$81,143 | ~$81,143 | ~1.6235% | ~$1,317 | +49.4% |
| 2028 | ~$121,224 | ~$121,224 | ~1.5229% | ~$1,846 | +123.2% |
| 2029 | ~$181,105 | ~$181,105 | ~1.4224% | ~$2,576 | +233.4% |
| 2030 | ~$270,563 | ~$270,563 | ~1.3218% | ~$3,576 | +398.1% |
| 2031 | ~$404,210 | ~$404,210 | ~1.2213% | ~$4,936 | +644.2% |
In 2025, this property's market value of $26,470 places it in the 25th–50th percentile for Land/Vacant properties in Travis County (35611 comparable) — -69% below 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 | $26,470 | $24,862 | $84,423 | $362,804 | ↓ Below median | +2.1% |
| 2024 | $25,000 | $23,000 | $66,000 | $328,966 | ↓ 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 | 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 | 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 | — |