PFLUGER FARM LN TX 78660
| Owner | RPC STONE HILL INVESTMENTS LP |
|---|---|
| Parcel ID | 0280460305 |
| Short ID | 942960 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 433,117 SF |
| Acres | 9.943 |
| Year Built | — |
| Legal | LOT 2 PFLUGERVILLE FARMS APARTMENTS |
| Neighborhood | 1NE3 |
| Land | $2,962,521 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,962,521 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $2,962,521 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,962,521 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,962,521 |
| Taxable Value | $2,962,521 |
|---|
Appreciation: Market value has risen +71.0% from $1,732,468 (2021) to $2,962,521 (2025), a CAGR of 14.4% 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 Land/Vacant parcel countywide rose +283.7%, so this parcel has lagged the broader land/vacant 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 $66,021. Pflugerville ISD is the largest single contributor, at 49.7% 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 100% of market value ($2,962,521 land vs $0 improvements), about $7/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 $2,962,521, this parcel sits in the top quartile (≥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 +11.3% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $5,065,912 by 2031, with an estimated annual tax burden around $99,918. 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 |
|---|---|---|---|---|---|---|---|---|---|
| IPF Pflugerville ISD | 1.3880% | 1.2646% | 1.1092% | 1.1069% | 1.1069% | +0.0000% | $32,792.14 | $32,792.14 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $15,849.49 | $15,849.49 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $11,134.49 | $11,134.49 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,496.46 | $3,496.46 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $2,748.18 | $2,748.18 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $66,020.76 | $66,020.76 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IPF Pflugerville ISD | 1.1069% | $32,792.14 | 49.7% |
| CPF City of Pflugerville | 0.5350% | $15,849.49 | 24.0% |
| TCO Travis County | 0.3758% | $11,134.49 | 16.9% |
| THD Travis Central Health | 0.1180% | $3,496.46 | 5.3% |
| E02 Travis County ESD # 02 | 0.0928% | $2,748.18 | 4.2% |
| Total | 2.2285% | $66,020.76 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,962,521 | $2,962,521 | +0.0% |
| Assessed Value | $2,962,521 | $2,962,521 | +0.0% |
| Land Value | $2,962,521 | $2,962,521 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $2,962,521 | $2,962,521 | +0.0% |
| Total Tax 2026 = estimate |
~$66,021
Estimated
|
~$66,021
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $2,962,521 | $2,962,521 | — | — | $2,962,521 | $2,962,521 | Not yet — post-cert | Preliminary |
| 2025 | $2,962,521 | $2,962,521 | — | — | $2,962,521 | $2,962,521 | ~$66,021 | Partial |
| 2024 | $2,962,521 | $2,962,521 | — | — | $2,962,521 | $2,962,521 | $65,057 | Verified |
| 2023 | $2,962,521 | $2,962,521 | — | — | $2,962,521 | $2,962,521 | $63,044 | Verified |
| 2022 | $2,962,521 | $2,962,521 | — | — | $2,962,521 | $2,962,521 | $66,444 | Verified |
| 2021 | $1,732,468 | $1,732,468 | — | — | $1,732,468 | $1,732,468 | $42,159 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | +71.0% | +71.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +71.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +14.2% | +11.3% | +71.0% | 2022 | +0.0% | 2023 |
| 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 |
$66,021 | $60,545 | ~$85,336 | $66,444 | 2022 | $42,159 | 2021 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$3,298,076 | ~$3,298,076 | ~2.1773% | ~$71,809 | +11.3% |
| 2028 | ~$3,671,639 | ~$3,671,639 | ~2.1261% | ~$78,061 | +23.9% |
| 2029 | ~$4,087,513 | ~$4,087,513 | ~2.0748% | ~$84,809 | +38.0% |
| 2030 | ~$4,550,493 | ~$4,550,493 | ~2.0236% | ~$92,083 | +53.6% |
| 2031 | ~$5,065,912 | ~$5,065,912 | ~1.9724% | ~$99,918 | +71.0% |
| 2027 | ~$3,238,826 | ~$3,238,826 | ~2.2285% | ~$72,178 | +9.3% |
| 2028 | ~$3,540,901 | ~$3,540,901 | ~2.2285% | ~$78,910 | +19.5% |
| 2029 | ~$3,871,149 | ~$3,871,149 | ~2.2285% | ~$86,270 | +30.7% |
| 2030 | ~$4,232,198 | ~$4,232,198 | ~2.2285% | ~$94,316 | +42.9% |
| 2031 | ~$4,626,922 | ~$4,626,922 | ~2.2285% | ~$103,112 | +56.2% |
| 2027 | ~$3,357,327 | ~$3,357,327 | ~2.1517% | ~$72,239 | +13.3% |
| 2028 | ~$3,804,747 | ~$3,804,747 | ~2.0748% | ~$78,942 | +28.4% |
| 2029 | ~$4,311,793 | ~$4,311,793 | ~1.9980% | ~$86,148 | +45.5% |
| 2030 | ~$4,886,412 | ~$4,886,412 | ~1.9211% | ~$93,874 | +64.9% |
| 2031 | ~$5,537,608 | ~$5,537,608 | ~1.8443% | ~$102,128 | +86.9% |
In 2025, this property's market value of $2,962,521 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 35× 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 | $2,962,521 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $2,962,521 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $2,962,521 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $2,962,521 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $1,732,468 | $8,000 | $22,000 | $81,900 | ↑ 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 | — |