1408 TOWN CENTER DR TX
| Owner | TRES PFLUGERVILLE LLC |
|---|---|
| Parcel ID | 0280460201 |
| Short ID | 893647 |
| Type | Real |
| Use Code | 35 Hotel — Limited Service |
| Valuation | Income |
| Improvement SF | 52,000 SF |
| Land SF | 79,741 SF |
| Acres | 1.831 |
| Year Built | 2021 |
| Legal | LOT 14-A BLK 1 STONE HILL TOWN CENTER LT 14 REPLAT NO 1 |
| Neighborhood | 35NE3 |
| Land | $797,410 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $797,410 |
| Improvement | $7,636,621 |
|---|---|
| Total Improvement | $7,636,621 |
| Market | $8,434,031 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $8,434,031 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $8,434,031 |
| Taxable Value | $8,434,031 |
|---|
Appreciation: Market value has risen +895.3% from $847,410 (2021) to $8,434,031 (2025), a CAGR of 77.6% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2022), 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 outpaced 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 $187,955. 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 9% of market value ($797,410 land vs $7,636,621 improvements), about $10/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Submarket Position: At $8,434,031, this parcel sits in the top quartile (≥75th 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 +56.2% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $73,357,736 by 2031, with an estimated annual tax burden around $250,448. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 52,000 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% | $93,356.29 | $93,356.29 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $45,122.07 | $45,122.07 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $31,698.88 | $31,698.88 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $9,954.10 | $9,954.10 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $7,823.83 | $7,823.83 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $187,955.17 | $187,955.17 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IPF Pflugerville ISD | 1.1069% | $93,356.29 | 49.7% |
| CPF City of Pflugerville | 0.5350% | $45,122.07 | 24.0% |
| TCO Travis County | 0.3758% | $31,698.88 | 16.9% |
| THD Travis Central Health | 0.1180% | $9,954.10 | 5.3% |
| E02 Travis County ESD # 02 | 0.0928% | $7,823.83 | 4.2% |
| Total | 2.2285% | $187,955.17 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $7,884,420 | $8,434,031 | -6.5% |
| Assessed Value | $7,884,420 | $8,434,031 | -6.5% |
| Land Value | $797,410 | $797,410 | +0.0% |
| Improvement Value | $7,087,010 | $7,636,621 | -7.2% |
| Taxable Value | $7,884,420 | $8,434,031 | -6.5% |
| Total Tax 2026 = estimate |
~$175,707
Estimated
|
~$187,955
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $7,884,420 | $797,410 | $7,087,010 | — | $7,884,420 | $7,884,420 | Not yet — post-cert | Preliminary |
| 2025 | $8,434,031 | $797,410 | $7,636,621 | — | $8,434,031 | $8,434,031 | ~$187,955 | Partial |
| 2024 | $8,859,706 | $797,410 | $8,062,296 | — | $8,859,706 | $8,859,706 | $184,403 | Verified |
| 2023 | $7,797,000 | $797,410 | $6,999,590 | — | $7,797,000 | $7,797,000 | $143,427 | Verified |
| 2022 | $6,600,000 | $797,410 | $5,802,590 | — | $6,600,000 | $6,600,000 | $148,026 | Verified |
| 2021 | $847,410 | $797,410 | $50,000 | — | $847,410 | $847,410 | $20,622 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -6.5% | -6.5% | ~100% | Not available | Partial |
| 2025 | -4.8% | -4.8% | ~100% | Not available | Partial |
| 2024 | +13.6% | +13.6% | ~100% | No billing data | Verified |
| 2023 | +18.1% | +18.1% | ~100% | No billing data | Verified |
| 2022 | +678.8% ! | +678.8% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +895.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -6.5% | +139.8% | +56.2% | +678.8% | 2022 | -6.5% | 2026 |
| 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 |
$187,955 | $136,887 | ~$218,688 | $187,955 | 2025 | $20,622 | 2021 |
Market value changed by 679% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$12,317,001 | ~$8,672,862 | ~2.1773% | ~$188,834 | +56.2% |
| 2028 | ~$19,241,557 | ~$9,540,148 | ~2.1261% | ~$202,829 | +144.0% |
| 2029 | ~$30,059,064 | ~$10,494,163 | ~2.0748% | ~$217,735 | +281.2% |
| 2030 | ~$46,958,118 | ~$11,543,579 | ~2.0236% | ~$233,594 | +495.6% |
| 2031 | ~$73,357,736 | ~$12,697,937 | ~1.9724% | ~$250,448 | +830.4% |
| 2027 | ~$12,159,313 | ~$8,672,862 | ~2.2285% | ~$193,278 | +54.2% |
| 2028 | ~$18,752,031 | ~$9,540,148 | ~2.2285% | ~$212,605 | +137.8% |
| 2029 | ~$28,919,288 | ~$10,494,163 | ~2.2285% | ~$233,866 | +266.8% |
| 2030 | ~$44,599,180 | ~$11,543,579 | ~2.2285% | ~$257,252 | +465.7% |
| 2031 | ~$68,780,631 | ~$12,697,937 | ~2.2285% | ~$282,978 | +772.4% |
| 2027 | ~$12,474,690 | ~$8,672,862 | ~2.1517% | ~$186,612 | +58.2% |
| 2028 | ~$19,737,391 | ~$9,540,148 | ~2.0748% | ~$197,941 | +150.3% |
| 2029 | ~$31,228,401 | ~$10,494,163 | ~1.9980% | ~$209,670 | +296.1% |
| 2030 | ~$49,409,418 | ~$11,543,579 | ~1.9211% | ~$221,765 | +526.7% |
| 2031 | ~$78,175,333 | ~$12,697,937 | ~1.8443% | ~$234,183 | +891.5% |
In 2025, this property's market value of $8,434,031 places it in the top 25% for Commercial properties in Travis County (13595 comparable) — 6× 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 | $8,434,031 | $632,506 | $1,382,921 | $3,258,143 | ↑ Top 25% | -0.8% |
| 2024 | $8,859,706 | $647,500 | $1,401,787 | $3,362,090 | ↑ Top 25% | +0.0% |
| 2023 | $7,797,000 | $651,680 | $1,383,015 | $3,277,245 | ↑ Top 25% | +9.7% |
| 2022 | $6,600,000 | $535,964 | $1,190,250 | $2,842,216 | ↑ Top 25% | +3.3% |
| 2021 | $847,410 | $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 | — |