2601 E HOWARD LN TX 78753
| Owner | GRANTIA LLC |
|---|---|
| Parcel ID | 0251310603 |
| Short ID | 258921 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 2,367 SF |
| Land SF | 496,366 SF |
| Acres | 11.395 |
| Year Built | 1968 |
| Legal | ABS 164 SUR 70 CUSHING S ACR 11.3950 |
| Neighborhood | A9000 |
| Land | $6,452,761 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $6,452,761 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $6,442,666 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $6,442,666 |
| Value Limitation Adjustment (−) (homestead cap) | −$4,738,032 |
| Net Appraised (assessed) | $1,704,634 |
| Taxable Value | $1,704,634 |
|---|
Appreciation: Market value has risen +1507.2% from $400,864 (2021) to $6,442,666 (2025), a CAGR of 100.2% over 4 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 Residential parcel countywide rose +45.8%, so this parcel has outpaced the broader residential 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 $29,388. Pflugerville ISD is the largest single contributor, at 64.2% of the total 2025 levy.
Homestead Cap History: This property had an active homestead cap as recently as 2023 ($191,041, ~3.0% of market value at the time). The cap has since reset or expired. Verified clear — 2025 Certified Historical data from AJR 2021–2024 (Partial confidence). Current status confirmed by 2025 TCAD Certified Export.
Asset Class: Single-family residential. Buyer should verify which exemptions carry and which reset at sale. 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 100% of market value ($6,452,761 land vs $0 improvements), about $13/SF of land. With value concentrated in the land under a ~58-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $6,442,666, this parcel sits in the top quartile (≥75th percentile) of Residential property in Travis County — county median $479,535 (P25 $358,633 / P75 $737,055, n=318,609). Residential here is the broad TCAD category — every residential 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 +100.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $207,324,831 by 2030, with an estimated annual tax burden around $38,129. 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.
14 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,367 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,367 SF | ✗ |
| 031C | GARAGE DET 1ST COMM | 1,136 SF | ✓ |
| 051C | CARPORT DET 1ST COMM | 990 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 792 SF | ✗ |
| 041C | GARAGE ATT 1ST COMM | 572 SF | ✓ |
| 612C | TERRACE UNCOVERD COMM | 432 SF | ✗ |
| 501 | CANOPY | 432 SF | ✗ |
| 581C | STORAGE ATT COMM | 144 SF | ✓ |
| 512 | DECK UNCOVRED | 100 SF | ✗ |
| 613C | TERRACE COVERED COMM | 100 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
| 604 | POOL RES CONC | 1 SF | ✗ |
Market value changed by 130% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $18,868.59 | $18,868.59 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,406.78 | $6,406.78 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,011.86 | $2,011.86 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $1,581.30 | $1,581.30 | Paid |
| E17 Travis County ESD #17 | 0.0450% | 0.0245% | 0.0230% | 0.0370% | 0.0305% | -0.0065% | $519.91 | $519.91 | Paid |
| Combined Rate | 1.9922% | 1.7860% | 1.6148% | 1.6902% | 1.7240% | +0.0338% | $29,388.44 | $29,388.44 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $6,681,091 | $6,442,666 | +3.7% |
| Assessed Value | $2,045,561 | $1,704,634 | +20.0% |
| Land Value | $6,452,761 | $6,452,761 | +0.0% |
| Improvement Value | $228,330 | — | — |
| Taxable Value | $2,045,561 | $1,704,634 | +20.0% |
| HS Cap Loss | -$4,635,530 | -$191,041 (2023) | |
| Total Tax 2026 = estimate |
~$35,266
Estimated
|
~$29,388
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $7,341,858 | $6,681,091 | -660,767 (-9.0%) |
| Taxable Value | $2,045,561 | $2,045,561 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $6,681,091 | $6,452,761 | $228,330 | −$4,635,530 | $2,045,561 | $2,045,561 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $6,442,666 | $6,452,761 | — | −$4,738,032 | $1,704,634 | $1,704,634 | ~$29,388 | Partial |
| 2024 | $1,183,773 | — | — | — | $4,956,154 ! | $— | $24,010 | Verified |
| 2023 | $1,039,860 | — | — | −$47,128 | $992,732 | $— | $19,116 | Verified |
| 2022 | $453,081 | — | — | — | $731,018 ! | $— | $18,572 | Verified |
| 2021 | $400,864 | — | — | −$180,969 | $219,895 | $— | $9,026 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +14.0% | +20.0% | 27.9% | Not available | Partial |
| 2025 | -5.7% | -75.1% | 26.5% | Not available | Partial |
| 2024 | +477.3% ! | +477.3% | ~100% | 0.3500% | Verified |
| 2023 | +13.8% | +13.8% | ~100% | 1.6100% | Verified |
| 2022 | +129.5% ! | +129.5% | ~100% | 1.7900% | Verified |
| 2021 | base year | — | ~100% | 2.2500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1322.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +3.7% | +120.8% | +98.8% | +444.2% | 2025 | +3.7% | 2026 |
| Assessment Ratio | 30.6% | 131.2% | — | 418.7% | 2024 | 26.5% | 2025 |
| Effective Tax Rate (2025) | 0.4600% | 0.4600% | — | 0.4600% | 2025 | 0.4600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$29,388 | $20,023 | ~$34,576 | $29,388 | 2025 | $9,026 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$12,899,793 | ~$1,875,097 | ~1.6570% | ~$31,070 | +100.2% |
| 2027 | ~$25,828,542 | ~$2,062,607 | ~1.5900% | ~$32,795 | +300.9% |
| 2028 | ~$51,715,061 | ~$2,268,868 | ~1.5229% | ~$34,553 | +702.7% |
| 2029 | ~$103,546,203 | ~$2,495,755 | ~1.4559% | ~$36,335 | +1507.2% |
| 2030 | ~$207,324,831 | ~$2,745,330 | ~1.3888% | ~$38,129 | +3118.0% |
| 2026 | ~$12,770,940 | ~$1,875,097 | ~1.7240% | ~$32,327 | +98.2% |
| 2027 | ~$25,315,128 | ~$2,062,607 | ~1.7240% | ~$35,560 | +292.9% |
| 2028 | ~$50,180,776 | ~$2,268,868 | ~1.7240% | ~$39,116 | +678.9% |
| 2029 | ~$99,470,575 | ~$2,495,755 | ~1.7240% | ~$43,028 | +1443.9% |
| 2030 | ~$197,175,015 | ~$2,745,330 | ~1.7240% | ~$47,330 | +2960.5% |
| 2026 | ~$13,028,647 | ~$1,875,097 | ~1.6235% | ~$30,442 | +102.2% |
| 2027 | ~$26,347,111 | ~$2,062,607 | ~1.5229% | ~$31,412 | +308.9% |
| 2028 | ~$53,280,304 | ~$2,268,868 | ~1.4224% | ~$32,272 | +727.0% |
| 2029 | ~$107,745,810 | ~$2,495,755 | ~1.3218% | ~$32,989 | +1572.4% |
| 2030 | ~$217,888,388 | ~$2,745,330 | ~1.2213% | ~$33,528 | +3282.0% |
In 2025, this property's market value of $6,442,666 places it in the top 25% for Residential properties in Travis County (318609 comparable) — 13× the county median of $479,535. Residential here is the broad TCAD category — every residential 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 | $6,442,666 | $358,633 | $479,535 | $737,055 | ↑ Top 25% | -6.4% |
| 2024 | $1,183,773 | $384,868 | $512,735 | $786,167 | ↑ Top 25% | -8.7% |
| 2023 | $1,039,860 | $424,496 | $565,716 | $845,447 | ↑ Top 25% | -2.1% |
| 2022 | $453,081 | $435,080 | $581,770 | $864,060 | ↓ Below median | +53.2% |
| 2021 | $400,864 | $239,232 | $328,865 | $488,922 | ↑ Above median | base yr |
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.