13906 NESKAR DR TX 78660
| Owner | COLLIER SPENCER |
|---|---|
| Parcel ID | 0256431408 |
| Short ID | 923139 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,322 SF |
| Land SF | 5,680 SF |
| Acres | 0.130 |
| Year Built | 2020 |
| Legal | LOT 23 BLK BB CANTARRA 1 NORTH SECS 6 & 7 |
| Neighborhood | A5850 |
| Land | $95,601 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $95,601 |
| Improvement | $348,863 |
|---|---|
| Total Improvement | $348,863 |
| Market | $444,464 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $444,464 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $444,464 |
| Exemptions (−) (HS) | −$100,793 |
|---|---|
| Taxable Value | $343,671 |
Appreciation: Market value has risen +2863.1% from $15,000 (2021) to $444,464 (2025), a CAGR of 133.3% 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 $7,658. Pflugerville ISD is the largest single contributor, at 45.1% 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 22% of market value ($95,601 land vs $348,863 improvements), about $17/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 +133.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $30,726,865 by 2030, with an estimated annual tax burden around $13,491. 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 | 2,322 SF | ✗ |
| 1ST | 1st Floor | 1,701 SF | ✓ |
| 2ND | 2nd Floor | 621 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 411 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 129 SF | ✗ |
| 411 | SOLAR DEVICES RESIDENTIAL | 6 SF | ✓ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
Market value changed by 339% 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% | $3,238.39 | $3,238.39 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,800.89 | $1,800.89 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,291.67 | $1,291.67 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $442.10 | $442.10 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $405.61 | $405.61 | Paid |
| Combined Rate | 2.5030% | 2.2429% | 2.0589% | 2.1382% | 2.2282% | +0.0900% | $7,178.66 | $7,178.66 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $430,107 | $444,464 | -3.2% |
| Assessed Value | $430,107 | $444,464 | -3.2% |
| Land Value | $102,267 | $95,601 | +7.0% |
| Improvement Value | $327,840 | $348,863 | -6.0% |
| Taxable Value | $334,026 | $343,671 | -2.8% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$7,443
Estimated
|
~$7,179
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $430,107 | $430,107 | +0 (+0.0%) |
| Taxable Value | $334,026 | $334,026 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $430,107 | $102,267 | $327,840 | — | $430,107 | $334,026 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $444,464 | $95,601 | $348,863 | — | $444,464 | $343,671 | ~$7,179 | Partial |
| 2024 | $474,313 | — | — | −$374,313 | $100,000 | $— | $7,711 | Verified |
| 2023 | $534,419 | — | — | −$434,419 | $100,000 | $— | $7,575 | Verified |
| 2022 | $121,681 | — | — | −$21,681 | $100,000 | $— | $10,198 | Verified |
| 2021 | $15,000 | — | — | — | $30,000 ! | $— | $3,046 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -3.2% | -3.2% | ~100% | Not available | Partial |
| 2025 | -4.8% | -4.8% | ~100% | Not available | Partial |
| 2024 | -1.5% | -1.5% | ~100% | 1.6500% | Verified |
| 2023 | -11.2% | -11.2% | ~100% | 1.6000% | Verified |
| 2022 | +339.2% ! | +339.2% | ~100% | 1.9100% | Verified |
| 2021 | base year | — | ~100% | 20.3000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +265.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -3.2% | +205.9% | +134.9% | +711.2% | 2022 | -11.2% | 2024 |
| Assessment Ratio | 100.0% | 87.0% | — | 200.0% | 2021 | 18.7% | 2023 |
| Effective Tax Rate (2025) | 1.6200% | 1.6200% | — | 1.6200% | 2025 | 1.6200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$7,179 | $7,142 | ~$11,993 | $10,198 | 2022 | $3,046 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,036,986 | ~$488,910 | ~2.1595% | ~$10,558 | +133.3% |
| 2027 | ~$2,419,409 | ~$537,801 | ~2.0908% | ~$11,244 | +444.3% |
| 2028 | ~$5,644,761 | ~$591,582 | ~2.0221% | ~$11,962 | +1170.0% |
| 2029 | ~$13,169,883 | ~$650,740 | ~1.9534% | ~$12,711 | +2863.1% |
| 2030 | ~$30,726,865 | ~$715,814 | ~1.8847% | ~$13,491 | +6813.2% |
| 2026 | ~$1,028,097 | ~$488,910 | ~2.2282% | ~$10,894 | +131.3% |
| 2027 | ~$2,378,107 | ~$537,801 | ~2.2282% | ~$11,983 | +435.1% |
| 2028 | ~$5,500,838 | ~$591,582 | ~2.2282% | ~$13,182 | +1137.6% |
| 2029 | ~$12,724,076 | ~$650,740 | ~2.2282% | ~$14,500 | +2762.8% |
| 2030 | ~$29,432,263 | ~$715,814 | ~2.2282% | ~$15,950 | +6522.0% |
| 2026 | ~$1,045,875 | ~$488,910 | ~2.1251% | ~$10,390 | +135.3% |
| 2027 | ~$2,461,066 | ~$537,801 | ~2.0221% | ~$10,875 | +453.7% |
| 2028 | ~$5,791,174 | ~$591,582 | ~1.9190% | ~$11,353 | +1203.0% |
| 2029 | ~$13,627,304 | ~$650,740 | ~1.8160% | ~$11,817 | +2966.0% |
| 2030 | ~$32,066,627 | ~$715,814 | ~1.7129% | ~$12,262 | +7114.7% |
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.