NINI CV 78660
| Owner | JFPF FAMILY REVOCABLE TRUST |
|---|---|
| Parcel ID | 0260400607 |
| Short ID | 970824 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,856 SF |
| Land SF | 6,207 SF |
| Acres | 0.142 |
| Year Built | 2024 |
| Legal | ENTRADA PHS 3 BLK Q LOT 93 |
| Neighborhood | A5850 |
| Land | $97,358 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $97,358 |
| Improvement | $257,274 |
|---|---|
| Total Improvement | $257,274 |
| Market | $354,632 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $354,632 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $354,632 |
| Taxable Value | $354,632 |
|---|
Appreciation: Market value has risen +609.3% from $50,000 (2023) to $354,632 (2025), a CAGR of 166.3% 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 $6,114. 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 27% of market value ($97,358 land vs $257,274 improvements), about $16/SF of land. Most value sits in the improvements, so building condition, age (~2 yrs), and rent roll drive the underwriting.
Submarket Position: At $354,632, 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 +96.1% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $10,954,076 by 2031, with an estimated annual tax burden around $152,136. 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% | $4,239.32 | $4,239.32 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,439.45 | $1,439.45 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $452.02 | $452.02 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $355.28 | $355.28 | Paid |
| E17 Travis County ESD #17 | 0.0450% | 0.0245% | 0.0230% | 0.0370% | 0.0305% | -0.0065% | $116.81 | $116.81 | Paid |
| Combined Rate | 1.9922% | 1.7860% | 1.6148% | 1.6902% | 1.7240% | +0.0338% | $6,602.88 | $6,602.88 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IPF Pflugerville ISD | 1.1069% | $4,239.32 | 64.2% |
| TCO Travis County | 0.3758% | $1,439.45 | 21.8% |
| THD Travis Central Health | 0.1180% | $452.02 | 6.8% |
| E02 Travis County ESD # 02 | 0.0928% | $355.28 | 5.4% |
| E17 Travis County ESD #17 | 0.0305% | $116.81 | 1.8% |
| Total | 1.7240% | $6,602.88 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $377,309 | $354,632 | +6.4% |
| Assessed Value | $377,309 | $354,632 | +6.4% |
| Land Value | $104,024 | $97,358 | +6.8% |
| Improvement Value | $273,285 | $257,274 | +6.2% |
| Taxable Value | $377,309 | $354,632 | +6.4% |
| Total Tax 2026 = estimate |
~$6,505
Estimated
|
~$6,603
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $377,309 | $104,024 | $273,285 | — | $377,309 | $377,309 | Not yet — post-cert | Preliminary |
| 2025 | $354,632 | $97,358 | $257,274 | — | $354,632 | $354,632 | ~$6,603 | Partial |
| 2024 | $80,000 | $100,000 | — | −$56,000 | $24,000 | $24,000 | $406 | Verified |
| 2023 | $50,000 | $50,000 | — | — | $50,000 | $50,000 | $404 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +6.4% | +6.4% | ~100% | Not available | Partial |
| 2025 | +343.3% ! | +1377.6% | ~100% | Not available | Partial |
| 2024 | +60.0% | -52.0% | 30.0% | No billing data | Verified |
| 2023 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +609.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +6.4% | +136.6% | +96.1% | +343.3% | 2025 | +6.4% | 2026 |
| Assessment Ratio | 100.0% | 82.5% | — | 100.0% | 2023 | 30.0% | 2024 |
| Effective Tax Rate (2025) | 1.8600% | 1.8600% | — | 1.8600% | 2025 | 1.8600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,603 | $2,471 | ~$62,429 | $6,603 | 2025 | $404 | 2023 |
Market value changed by 343% 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 | ~$740,070 | ~$740,070 | ~1.6570% | ~$12,263 | +96.1% |
| 2028 | ~$1,451,605 | ~$1,451,605 | ~1.5900% | ~$23,080 | +284.7% |
| 2029 | ~$2,847,242 | ~$2,847,242 | ~1.5229% | ~$43,361 | +654.6% |
| 2030 | ~$5,584,703 | ~$5,584,703 | ~1.4559% | ~$81,307 | +1380.1% |
| 2031 | ~$10,954,076 | ~$10,954,076 | ~1.3888% | ~$152,136 | +2803.2% |
| 2027 | ~$732,524 | ~$732,524 | ~1.7240% | ~$12,629 | +94.1% |
| 2028 | ~$1,422,154 | ~$1,422,154 | ~1.7240% | ~$24,518 | +276.9% |
| 2029 | ~$2,761,030 | ~$2,761,030 | ~1.7240% | ~$47,601 | +631.8% |
| 2030 | ~$5,360,383 | ~$5,360,383 | ~1.7240% | ~$92,415 | +1320.7% |
| 2031 | ~$10,406,880 | ~$10,406,880 | ~1.7240% | ~$179,418 | +2658.2% |
| 2027 | ~$747,616 | ~$747,616 | ~1.6235% | ~$12,137 | +98.1% |
| 2028 | ~$1,481,359 | ~$1,481,359 | ~1.5229% | ~$22,560 | +292.6% |
| 2029 | ~$2,935,229 | ~$2,935,229 | ~1.4224% | ~$41,750 | +677.9% |
| 2030 | ~$5,815,989 | ~$5,815,989 | ~1.3218% | ~$76,877 | +1441.4% |
| 2031 | ~$11,524,052 | ~$11,524,052 | ~1.2213% | ~$140,739 | +2954.3% |
In 2025, this property's market value of $354,632 places it in the 50th–75th percentile 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 | $354,632 | $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 | — |