12813 PFLUGER BERKMAN LN TX 78615
| Owner | HWY973MANOR LLC |
|---|---|
| Parcel ID | 0275900304 |
| Short ID | 278340 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 5,401,440 SF |
| Acres | 124.000 |
| Year Built | — |
| Legal | ABS 476 SUR 67 LINDSEY I ACR 124.0 (1-D-1) |
| Neighborhood | _RGN320 |
| Land | $12,400,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $12,400,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $12,400,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $12,400,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$12,365,801 |
| Net Appraised (assessed) | $34,199 |
| Taxable Value | $34,199 |
|---|
Appreciation: Market value has risen +1371.0% from $842,938 (2021) to $12,400,000 (2025), a CAGR of 95.8% over 4 years. This is strong appreciation — well above typical inflation. 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. Over the same span, the median Agricultural parcel countywide rose +96.0%, so this parcel has outpaced the broader agricultural market over the same period.
Tax Burden: The combined rate across 4 taxing entities is 1.7488% in 2025 (+0.0356% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $598. Coupland ISD is the largest single contributor, at 66.5% of the total 2025 levy.
Assessment Gap: Assessed value ($34,199) is $12,365,801 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Agricultural. Agricultural valuation may be subject to rollback taxes if land use changes.
Value Composition: Land carries 100% of market value ($12,400,000 land vs $0 improvements), about $2/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 $12,400,000, this parcel sits in the top quartile (≥75th percentile) of Agricultural property in Travis County — county median $561,432 (P25 $179,824 / P75 $1,355,511, n=7,602). Agricultural here is the broad TCAD category — every agricultural 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 +77.8% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $220,506,647 by 2031, with an estimated annual tax burden around $4,362,915. 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 |
|---|---|---|---|---|---|---|---|---|---|
| ICO Coupland ISD | 1.0059% | 0.9497% | 1.1692% | 1.1669% | 1.1622% | -0.0047% | $397.46 | $397.46 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $128.54 | $128.54 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $40.36 | $40.36 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $31.72 | $31.72 | Paid |
| Combined Rate | 1.5650% | 1.4466% | 1.6518% | 1.7132% | 1.7488% | +0.0356% | $598.08 | $598.08 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ICO Coupland ISD | 1.1622% | $397.46 | 66.5% |
| TCO Travis County | 0.3758% | $128.54 | 21.5% |
| THD Travis Central Health | 0.1180% | $40.36 | 6.7% |
| E02 Travis County ESD # 02 | 0.0928% | $31.72 | 5.3% |
| Total | 1.7488% | $598.08 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $12,400,000 | $12,400,000 | +0.0% |
| Assessed Value | $35,035 | $34,199 | +2.4% |
| Land Value | $12,400,000 | $12,400,000 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $35,035 | $34,199 | +2.4% |
| HS Cap Loss | -$12,364,965 | — | |
| Total Tax 2026 = estimate |
~$613
Estimated
|
~$598
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $12,400,000 | $12,400,000 | — | −$12,364,965 | $35,035 | $35,035 | Not yet — post-cert | Preliminary |
| 2025 | $12,400,000 | $12,400,000 | — | −$12,365,801 | $34,199 | $34,199 | ~$598 | Partial |
| 2024 | $12,400,000 | $12,400,000 | — | −$12,368,500 | $31,500 | $31,500 | $540 | Verified |
| 2023 | $1,240,000 | $1,240,000 | — | −$1,205,320 | $34,680 | $34,680 | $573 | Verified |
| 2022 | $1,240,000 | $1,240,000 | — | −$1,204,552 | $35,448 | $35,448 | $513 | Verified |
| 2021 | $842,938 | $842,938 | — | — | $842,938 | $842,938 | $565 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +2.4% | 0.3% | Not available | Partial |
| 2025 | +0.0% | +8.6% | 0.3% | Not available | Partial |
| 2024 | +900.0% ! | -9.2% | 0.2% | No billing data | Verified |
| 2023 | +0.0% | -2.2% | 2.8% | No billing data | Verified |
| 2022 | +47.1% | -95.8% | 2.9% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1371.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +189.4% | +77.8% | +900.0% | 2024 | +0.0% | 2023 |
| Assessment Ratio | 0.3% | 17.8% | — | 100.0% | 2021 | 0.3% | 2024 |
| Effective Tax Rate (2025) | 0.0000% | 0.0000% | — | 0.0000% | 2025 | 0.0000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$598 | $558 | ~$1,838,506 | $598 | 2025 | $513 | 2022 |
Market value changed by 900% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$22,050,665 | ~$22,050,665 | ~1.7948% | ~$395,762 | +77.8% |
| 2028 | ~$39,212,243 | ~$39,212,243 | ~1.8407% | ~$721,793 | +216.2% |
| 2029 | ~$69,730,324 | ~$69,730,324 | ~1.8867% | ~$1,315,592 | +462.3% |
| 2030 | ~$124,000,000 | ~$124,000,000 | ~1.9326% | ~$2,396,469 | +900.0% |
| 2031 | ~$220,506,647 | ~$220,506,647 | ~1.9786% | ~$4,362,915 | +1678.3% |
| 2027 | ~$21,802,665 | ~$21,802,665 | ~1.7488% | ~$381,292 | +75.8% |
| 2028 | ~$38,335,176 | ~$38,335,176 | ~1.7488% | ~$670,418 | +209.2% |
| 2029 | ~$67,403,951 | ~$67,403,951 | ~1.7488% | ~$1,178,783 | +443.6% |
| 2030 | ~$118,514,980 | ~$118,514,980 | ~1.7488% | ~$2,072,629 | +855.8% |
| 2031 | ~$208,382,449 | ~$208,382,449 | ~1.7488% | ~$3,644,261 | +1580.5% |
| 2027 | ~$22,298,665 | ~$22,298,665 | ~1.8178% | ~$405,336 | +79.8% |
| 2028 | ~$40,099,230 | ~$40,099,230 | ~1.8867% | ~$756,546 | +223.4% |
| 2029 | ~$72,109,619 | ~$72,109,619 | ~1.9556% | ~$1,410,184 | +481.5% |
| 2030 | ~$129,673,243 | ~$129,673,243 | ~2.0245% | ~$2,625,283 | +945.8% |
| 2031 | ~$233,188,723 | ~$233,188,723 | ~2.0935% | ~$4,881,721 | +1780.6% |
In 2025, this property's market value of $12,400,000 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 22× the county median of $561,432. Agricultural here is the broad TCAD category — every agricultural 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 | $12,400,000 | $179,824 | $561,432 | $1,355,511 | ↑ Top 25% | +0.0% |
| 2024 | $12,400,000 | $193,498 | $574,650 | $1,361,070 | ↑ Top 25% | +23.7% |
| 2023 | $1,240,000 | $150,007 | $423,072 | $1,000,412 | ↑ Top 25% | +0.0% |
| 2022 | $1,240,000 | $166,375 | $416,994 | $932,726 | ↑ Top 25% | +46.1% |
| 2021 | $842,938 | $105,498 | $286,444 | $607,111 | ↑ Top 25% | 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 | — |