NINI CV 78660
| Owner | TAN KENNETH CHRISTIAN ABANILLA & |
|---|---|
| Parcel ID | 0260400605 |
| Short ID | 970822 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,207 SF |
| Land SF | 7,379 SF |
| Acres | 0.169 |
| Year Built | 2024 |
| Legal | ENTRADA PHS 3 BLK Q LOT 91 |
| Neighborhood | A5850 |
| Land | $103,791 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $103,791 |
| Improvement | $190,699 |
|---|---|
| Total Improvement | $190,699 |
| Market | $294,490 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $294,490 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $294,490 |
| Exemptions on file | HS |
|---|---|
| Taxable Value | $294,490 |
Appreciation: Market value has risen +489.0% from $50,000 (2023) to $294,490 (2025), a CAGR of 142.7% 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 $5,077. Pflugerville ISD is the largest single contributor, at 52.8% 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 35% of market value ($103,791 land vs $190,699 improvements), about $14/SF of land. Most value sits in the improvements, so building condition, age (~2 yrs), and rent roll drive the underwriting.
Submarket Position: At $294,490, this parcel sits in the upper-middle (50th–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 +84.3% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $6,643,862 by 2031, with an estimated annual tax burden around $6,997. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,207 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,207 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 380 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 61 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 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% | $1,710.05 | $1,710.05 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $885.46 | $885.46 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $278.05 | $278.05 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $273.18 | $273.18 | Paid |
| E17 Travis County ESD #17 | 0.0450% | 0.0245% | 0.0230% | 0.0370% | 0.0305% | -0.0065% | $89.82 | $89.82 | Paid |
| Combined Rate | 1.9922% | 1.7860% | 1.6148% | 1.6902% | 1.7240% | +0.0338% | $3,236.56 | $3,236.56 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IPF Pflugerville ISD | 1.1069% | $1,710.05 | 52.8% |
| TCO Travis County | 0.3758% | $885.46 | 27.4% |
| THD Travis Central Health | 0.1180% | $278.05 | 8.6% |
| E02 Travis County ESD # 02 | 0.0928% | $273.18 | 8.4% |
| E17 Travis County ESD #17 | 0.0305% | $89.82 | 2.8% |
| Total | 1.7240% | $3,236.56 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $312,798 | $294,490 | +6.2% |
| Assessed Value | $312,798 | $294,490 | +6.2% |
| Land Value | $107,930 | $103,791 | +4.0% |
| Improvement Value | $204,868 | $190,699 | +7.4% |
| Taxable Value | $312,798 | $294,490 | +6.2% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$5,393
Estimated
|
~$3,237
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $312,798 | $107,930 | $204,868 | — | $312,798 | $312,798 | Not yet — post-cert | Preliminary |
| 2025 | $294,490 | $103,791 | $190,699 | — | $294,490 | $294,490 | ~$3,237 | Partial |
| 2024 | $80,000 | $100,000 | — | — | $80,000 | $80,000 | $614 | Verified |
| 2023 | $50,000 | $50,000 | — | — | $50,000 | $50,000 | $404 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +6.2% | +6.2% | ~100% | Not available | Partial |
| 2025 | +268.1% ! | +268.1% | ~100% | Not available | Partial |
| 2024 | +60.0% | +60.0% | ~100% | No billing data | Verified |
| 2023 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +489.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +6.2% | +111.4% | +84.3% | +268.1% | 2025 | +6.2% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2023 | 100.0% | 2023 |
| Effective Tax Rate (2025) | 1.1000% | 1.1000% | — | 1.1000% | 2025 | 1.1000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$3,237 | $1,418 | ~$6,345 | $3,237 | 2025 | $404 | 2023 |
Market value changed by 268% in 2025, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$576,362 | ~$344,078 | ~1.6570% | ~$5,701 | +84.3% |
| 2028 | ~$1,062,005 | ~$378,486 | ~1.5900% | ~$6,018 | +239.5% |
| 2029 | ~$1,956,852 | ~$416,334 | ~1.5229% | ~$6,340 | +525.6% |
| 2030 | ~$3,605,697 | ~$457,968 | ~1.4559% | ~$6,667 | +1052.7% |
| 2031 | ~$6,643,862 | ~$503,764 | ~1.3888% | ~$6,997 | +2024.0% |
| 2027 | ~$570,106 | ~$344,078 | ~1.7240% | ~$5,932 | +82.3% |
| 2028 | ~$1,039,076 | ~$378,486 | ~1.7240% | ~$6,525 | +232.2% |
| 2029 | ~$1,893,821 | ~$416,334 | ~1.7240% | ~$7,178 | +505.4% |
| 2030 | ~$3,451,679 | ~$457,968 | ~1.7240% | ~$7,896 | +1003.5% |
| 2031 | ~$6,291,035 | ~$503,764 | ~1.7240% | ~$8,685 | +1911.2% |
| 2027 | ~$582,618 | ~$344,078 | ~1.6235% | ~$5,586 | +86.3% |
| 2028 | ~$1,085,185 | ~$378,486 | ~1.5229% | ~$5,764 | +246.9% |
| 2029 | ~$2,021,266 | ~$416,334 | ~1.4224% | ~$5,922 | +546.2% |
| 2030 | ~$3,764,813 | ~$457,968 | ~1.3218% | ~$6,053 | +1103.6% |
| 2031 | ~$7,012,344 | ~$503,764 | ~1.2213% | ~$6,152 | +2141.8% |
In 2025, this property's market value of $294,490 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — 3× 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 | $294,490 | $24,862 | $84,423 | $362,804 | ↑ Above median | +2.1% |
| 2024 | $80,000 | $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 | — |