13908 NESKAR DR TX 78660
| Owner | MATTHEWS DUSTIN RYAN |
|---|---|
| Parcel ID | 0256431407 |
| Short ID | 923138 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,494 SF |
| Land SF | 6,111 SF |
| Acres | 0.140 |
| Year Built | 2020 |
| Legal | LOT 24 BLK BB CANTARRA 1 NORTH SECS 6 & 7 |
| Neighborhood | A5850 |
| Land | $97,038 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $97,038 |
| Improvement | $308,422 |
|---|---|
| Total Improvement | $308,422 |
| Market | $405,460 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $405,460 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $405,460 |
| Exemptions (−) (HS) | −$81,092 |
|---|---|
| Taxable Value | $324,368 |
Appreciation: Market value has risen +2603.1% from $15,000 (2021) to $405,460 (2025), a CAGR of 128.0% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2022→2023), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend.
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 $7,228. Pflugerville ISD is the largest single contributor, at 44.2% of the total 2025 levy.
Asset Class: O. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 24% of market value ($97,038 land vs $308,422 improvements), about $16/SF of land. Most value sits in the improvements, so building condition, age (~6 yrs), and rent roll drive the underwriting.
Forward Outlook: Holding the +128.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $24,990,156 by 2030, with an estimated annual tax burden around $12,307. 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 | 2,494 SF | ✗ |
| 1ST | 1st Floor | 1,597 SF | ✓ |
| 2ND | 2nd Floor | 897 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 378 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 136 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 306% 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% | $2,938.38 | $2,938.38 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,699.74 | $1,699.74 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,219.12 | $1,219.12 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $414.08 | $414.08 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $382.83 | $382.83 | Paid |
| Combined Rate | 2.5030% | 2.2429% | 2.0589% | 2.1382% | 2.2282% | +0.0900% | $6,654.15 | $6,654.15 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $387,282 | $405,460 | -4.5% |
| Assessed Value | $387,282 | $405,460 | -4.5% |
| Land Value | $103,705 | $97,038 | +6.9% |
| Improvement Value | $283,577 | $308,422 | -8.1% |
| Taxable Value | $309,826 | $324,368 | -4.5% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$6,904
Estimated
|
~$6,654
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $435,687 | $387,282 | -48,405 (-11.1%) |
| Taxable Value | $348,550 | $309,826 | -38,724 (-11.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $387,282 | $103,705 | $283,577 | — | $387,282 | $309,826 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $405,460 | $97,038 | $308,422 | — | $405,460 | $324,368 | ~$6,654 | Partial |
| 2024 | $472,026 | — | — | −$372,026 | $100,000 | $— | $7,310 | Verified |
| 2023 | $485,667 | — | — | −$385,667 | $100,000 | $— | $7,801 | Verified |
| 2022 | $126,254 | — | — | −$26,254 | $100,000 | $— | $9,528 | Verified |
| 2021 | $15,000 | — | — | — | $30,000 ! | $— | $3,160 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +7.5% | +7.5% | ~100% | Not available | Partial |
| 2025 | -6.0% | -6.0% | ~100% | Not available | Partial |
| 2024 | -8.6% | -8.6% | ~100% | 1.6900% | Verified |
| 2023 | -7.9% | -7.9% | ~100% | 1.6500% | Verified |
| 2022 | +306.0% ! | +306.0% | ~100% | 1.8600% | Verified |
| 2021 | base year | — | ~100% | 21.0700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +221.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.5% | +201.0% | +130.2% | +741.7% | 2022 | -14.1% | 2025 |
| Assessment Ratio | 100.0% | 86.8% | — | 200.0% | 2021 | 20.6% | 2023 |
| 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 |
$6,654 | $6,891 | ~$10,941 | $9,528 | 2022 | $3,160 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$924,511 | ~$446,006 | ~2.1595% | ~$9,631 | +128.0% |
| 2027 | ~$2,108,028 | ~$490,607 | ~2.0908% | ~$10,258 | +419.9% |
| 2028 | ~$4,806,629 | ~$539,667 | ~2.0221% | ~$10,913 | +1085.5% |
| 2029 | ~$10,959,854 | ~$593,634 | ~1.9534% | ~$11,596 | +2603.1% |
| 2030 | ~$24,990,156 | ~$652,997 | ~1.8847% | ~$12,307 | +6063.4% |
| 2026 | ~$916,402 | ~$446,006 | ~2.2282% | ~$9,938 | +126.0% |
| 2027 | ~$2,071,210 | ~$490,607 | ~2.2282% | ~$10,932 | +410.8% |
| 2028 | ~$4,681,253 | ~$539,667 | ~2.2282% | ~$12,025 | +1054.6% |
| 2029 | ~$10,580,354 | ~$593,634 | ~2.2282% | ~$13,227 | +2509.5% |
| 2030 | ~$23,913,229 | ~$652,997 | ~2.2282% | ~$14,550 | +5797.8% |
| 2026 | ~$932,620 | ~$446,006 | ~2.1251% | ~$9,478 | +130.0% |
| 2027 | ~$2,145,171 | ~$490,607 | ~2.0221% | ~$9,921 | +429.1% |
| 2028 | ~$4,934,223 | ~$539,667 | ~1.9190% | ~$10,356 | +1116.9% |
| 2029 | ~$11,349,473 | ~$593,634 | ~1.8160% | ~$10,780 | +2699.2% |
| 2030 | ~$26,105,537 | ~$652,997 | ~1.7129% | ~$11,185 | +6338.5% |
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.