2909 ST REGIS DR TX 78660
| Owner | SHARMA ABHA & ROJESH CHALISE |
|---|---|
| Parcel ID | 0256400710 |
| Short ID | 918526 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,157 SF |
| Land SF | 3,612 SF |
| Acres | 0.083 |
| Year Built | 2022 |
| Legal | LOT 22 BLK B UPPER EAST END |
| Neighborhood | A5850 |
| Land | $88,976 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $88,976 |
| Improvement | $316,613 |
|---|---|
| Total Improvement | $316,613 |
| Market | $405,589 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $405,589 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $405,589 |
| Exemptions (−) (HS) | −$81,118 |
|---|---|
| Taxable Value | $324,471 |
Appreciation: Market value has risen +5307.9% from $7,500 (2021) to $405,589 (2025), a CAGR of 171.2% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2024), 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 +487.2%, so this parcel has outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.2282% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $7,230. Pflugerville ISD is the largest single contributor, at 44.2% 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 22% of market value ($88,976 land vs $316,613 improvements), about $25/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Submarket Position: At $405,589, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, 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 +171.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $59,479,499 by 2030, with an estimated annual tax burden around $12,311. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,157 SF | ✗ |
| 2ND | 2nd Floor | 1,319 SF | ✓ |
| 1ST | 1st Floor | 838 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 441 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 146 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 167% 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% | $2,939.80 | $2,939.80 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,700.28 | $1,700.28 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,219.51 | $1,219.51 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $414.21 | $414.21 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $382.95 | $382.95 | Paid |
| Combined Rate | 2.5030% | 2.2429% | 2.0589% | 2.1382% | 2.2282% | +0.0900% | $6,656.75 | $6,656.75 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $393,920 | $405,589 | -2.9% |
| Assessed Value | $393,920 | $405,589 | -2.9% |
| Land Value | $95,373 | $88,976 | +7.2% |
| Improvement Value | $298,547 | $316,613 | -5.7% |
| Taxable Value | $315,136 | $324,471 | -2.9% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$7,022
Estimated
|
~$6,657
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $393,920 | $393,920 | +0 (+0.0%) |
| Taxable Value | $315,136 | $315,136 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $393,920 | $95,373 | $298,547 | — | $393,920 | $315,136 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $405,589 | $88,976 | $316,613 | — | $405,589 | $324,471 | ~$6,657 | Partial |
| 2024 | $403,799 | — | — | −$323,799 | $80,000 | $— | $6,930 | Verified |
| 2023 | $— | — | — | — | $80,000 | $— | $5,489 | Verified |
| 2022 | $— | — | — | — | $80,000 | $— | $1,794 | Verified |
| 2021 | $7,500 | — | — | — | $30,000 ! | $— | $391 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -2.9% | -2.9% | ~100% | Not available | Partial |
| 2025 | -1.5% | -1.5% | ~100% | Not available | Partial |
| 2024 | +27.5% | +27.5% | ~100% | 1.6800% | Verified |
| 2023 | +303.8% ! | +303.8% | ~100% | 1.7000% | Verified |
| 2022 | +166.7% ! | +166.7% | ~100% | 2.2400% | Verified |
| 2021 | base year | — | ~100% | 5.2200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1252.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -2.9% | +1760.5% | +172.8% | +5284.0% | 2024 | -2.9% | 2026 |
| Assessment Ratio | 100.0% | 154.9% | — | 400.0% | 2021 | 19.8% | 2024 |
| Effective Tax Rate (2025) | 1.6400% | 1.6400% | — | 1.6400% | 2025 | 1.6400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,657 | $4,659 | ~$10,945 | $6,930 | 2024 | $391 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,099,873 | ~$446,148 | ~2.1595% | ~$9,635 | +171.2% |
| 2027 | ~$2,982,625 | ~$490,763 | ~2.0908% | ~$10,261 | +635.4% |
| 2028 | ~$8,088,255 | ~$539,839 | ~2.0221% | ~$10,916 | +1894.2% |
| 2029 | ~$21,933,658 | ~$593,823 | ~1.9534% | ~$11,600 | +5307.9% |
| 2030 | ~$59,479,499 | ~$653,205 | ~1.8847% | ~$12,311 | +14565.0% |
| 2026 | ~$1,091,761 | ~$446,148 | ~2.2282% | ~$9,941 | +169.2% |
| 2027 | ~$2,938,792 | ~$490,763 | ~2.2282% | ~$10,935 | +624.6% |
| 2028 | ~$7,910,614 | ~$539,839 | ~2.2282% | ~$12,029 | +1850.4% |
| 2029 | ~$21,293,721 | ~$593,823 | ~2.2282% | ~$13,231 | +5150.1% |
| 2030 | ~$57,318,248 | ~$653,205 | ~2.2282% | ~$14,555 | +14032.1% |
| 2026 | ~$1,107,984 | ~$446,148 | ~2.1251% | ~$9,481 | +173.2% |
| 2027 | ~$3,026,782 | ~$490,763 | ~2.0221% | ~$9,924 | +646.3% |
| 2028 | ~$8,268,536 | ~$539,839 | ~1.9190% | ~$10,360 | +1938.6% |
| 2029 | ~$22,587,912 | ~$593,823 | ~1.8160% | ~$10,784 | +5469.2% |
| 2030 | ~$61,705,457 | ~$653,205 | ~1.7129% | ~$11,189 | +15113.8% |
In 2025, this property's market value of $405,589 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 5× the county median of $85,028. 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 | $405,589 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $403,799 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $7,500 | $6,000 | $14,480 | $80,000 | ↓ Below 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.