100 W PECAN ST TX 78660
| Owner | TWO BREWS HOLDINGS LLC |
|---|---|
| Parcel ID | 0272402010 |
| Short ID | 276169 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 2,400 SF |
| Land SF | 11,271 SF |
| Acres | 0.259 |
| Year Built | 1973 |
| Legal | LOT 1-3 BLK 2 PFLUGERVILLE |
| Neighborhood | 20PFL/FNE |
| Land | $169,065 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $169,065 |
| Improvement | $569,728 |
|---|---|
| Total Improvement | $569,728 |
| Market | $738,793 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $738,793 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $738,793 |
| Taxable Value | $738,793 |
|---|
Appreciation: Market value has risen +9.4% from $675,081 (2021) to $738,793 (2025), a CAGR of 2.3% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2022→2023), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Commercial parcel countywide rose +17.8%, so this parcel has lagged the broader commercial market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.2285% in 2025 (+0.0325% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $16,464. Pflugerville ISD is the largest single contributor, at 49.7% of the total 2025 levy.
Asset Class: Commercial. No homestead exemptions apply — full market value is taxable. This is valued using the income approach, so changes in rent roll or occupancy move the appraisal more directly than they would for a cost-approach property.
Value Composition: Land carries 23% of market value ($169,065 land vs $569,728 improvements), about $15/SF of land. Most value sits in the improvements, so building condition, age (~53 yrs), and rent roll drive the underwriting.
Submarket Position: At $738,793, this parcel sits in the lower-middle (25th–50th percentile) of Commercial property in Travis County — county median $1,382,921 (P25 $632,506 / P75 $3,258,143, n=13,595). Commercial here is the broad TCAD category — every commercial 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 +1.8% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $808,518 by 2031, with an estimated annual tax burden around $15,947. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 6,569 SF | ✗ |
| 1ST | 1st Floor | 2,400 SF | ✓ |
| 611 | TERRACE | 522 SF | ✗ |
| 501 | CANOPY | 406 SF | ✗ |
| 541 | FENCE COMM LF | 36 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% | $8,177.70 | $8,177.70 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $3,952.54 | $3,952.54 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,776.72 | $2,776.72 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $871.95 | $871.95 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $685.34 | $685.34 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $16,464.25 | $16,464.25 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IPF Pflugerville ISD | 1.1069% | $8,177.70 | 49.7% |
| CPF City of Pflugerville | 0.5350% | $3,952.54 | 24.0% |
| TCO Travis County | 0.3758% | $2,776.72 | 16.9% |
| THD Travis Central Health | 0.1180% | $871.95 | 5.3% |
| E02 Travis County ESD # 02 | 0.0928% | $685.34 | 4.2% |
| Total | 2.2285% | $16,464.25 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $738,793 | $738,793 | +0.0% |
| Assessed Value | $738,793 | $738,793 | +0.0% |
| Land Value | $169,065 | $169,065 | +0.0% |
| Improvement Value | $569,728 | $569,728 | +0.0% |
| Taxable Value | $738,793 | $738,793 | +0.0% |
| Total Tax 2026 = estimate |
~$16,464
Estimated
|
~$16,464
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $738,793 | $169,065 | $569,728 | — | $738,793 | $738,793 | Not yet — post-cert | Preliminary |
| 2025 | $738,793 | $169,065 | $569,728 | — | $738,793 | $738,793 | ~$16,464 | Partial |
| 2024 | $754,111 | $169,065 | $585,046 | — | $754,111 | $754,111 | $16,560 | Verified |
| 2023 | $757,468 | $180,336 | $577,132 | — | $757,468 | $757,468 | $16,119 | Verified |
| 2022 | $697,738 | $180,336 | $517,402 | — | $697,738 | $697,738 | $15,649 | Verified |
| 2021 | $675,081 | $180,336 | $494,745 | — | $675,081 | $675,081 | $15,818 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | -2.0% | -2.0% | ~100% | Not available | Partial |
| 2024 | -0.4% | -0.4% | ~100% | No billing data | Verified |
| 2023 | +8.6% | +8.6% | ~100% | No billing data | Verified |
| 2022 | +3.4% | +3.4% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +9.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +1.9% | +1.8% | +8.6% | 2023 | -2.0% | 2025 |
| 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 |
$16,464 | $16,122 | ~$16,172 | $16,560 | 2024 | $15,649 | 2022 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$752,240 | ~$752,240 | ~2.1773% | ~$16,378 | +1.8% |
| 2028 | ~$765,931 | ~$765,931 | ~2.1261% | ~$16,284 | +3.7% |
| 2029 | ~$779,871 | ~$779,871 | ~2.0748% | ~$16,181 | +5.6% |
| 2030 | ~$794,065 | ~$794,065 | ~2.0236% | ~$16,069 | +7.5% |
| 2031 | ~$808,518 | ~$808,518 | ~1.9724% | ~$15,947 | +9.4% |
| 2027 | ~$737,464 | ~$737,464 | ~2.2285% | ~$16,435 | -0.2% |
| 2028 | ~$736,137 | ~$736,137 | ~2.2285% | ~$16,405 | -0.4% |
| 2029 | ~$734,812 | ~$734,812 | ~2.2285% | ~$16,376 | -0.5% |
| 2030 | ~$733,490 | ~$733,490 | ~2.2285% | ~$16,346 | -0.7% |
| 2031 | ~$732,170 | ~$732,170 | ~2.2285% | ~$16,317 | -0.9% |
| 2027 | ~$767,015 | ~$767,015 | ~2.1517% | ~$16,504 | +3.8% |
| 2028 | ~$796,316 | ~$796,316 | ~2.0748% | ~$16,522 | +7.8% |
| 2029 | ~$826,736 | ~$826,736 | ~1.9980% | ~$16,518 | +11.9% |
| 2030 | ~$858,318 | ~$858,318 | ~1.9211% | ~$16,489 | +16.2% |
| 2031 | ~$891,106 | ~$891,106 | ~1.8443% | ~$16,434 | +20.6% |
In 2025, this property's market value of $738,793 places it in the 25th–50th percentile for Commercial properties in Travis County (13595 comparable) — -47% below the county median of $1,382,921. Commercial here is the broad TCAD category — every commercial 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 | $738,793 | $632,506 | $1,382,921 | $3,258,143 | ↓ Below median | -0.8% |
| 2024 | $754,111 | $647,500 | $1,401,787 | $3,362,090 | ↓ Below median | +0.0% |
| 2023 | $757,468 | $651,680 | $1,383,015 | $3,277,245 | ↓ Below median | +9.7% |
| 2022 | $697,738 | $535,964 | $1,190,250 | $2,842,216 | ↓ Below median | +3.3% |
| 2021 | $675,081 | $538,645 | $1,173,514 | $2,782,974 | ↓ Below median | base yr |
| 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 | — |