13904 NESKAR DR TX 78660
| Owner | RIGGEN BRENDAN PAUL & MCKENNA |
|---|---|
| Parcel ID | 0256431409 |
| Short ID | 923140 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,673 SF |
| Land SF | 5,767 SF |
| Acres | 0.132 |
| Year Built | 2020 |
| Legal | LOT 22 BLK BB CANTARRA 1 NORTH SECS 6 & 7 |
| Neighborhood | A5850 |
| Land | $95,891 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $95,891 |
| Improvement | $238,503 |
|---|---|
| Total Improvement | $238,503 |
| Market | $334,394 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $334,394 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $334,394 |
| Exemptions (−) (HS) | −$66,879 |
|---|---|
| Taxable Value | $267,515 |
Appreciation: Market value has risen +2129.3% from $15,000 (2021) to $334,394 (2025), a CAGR of 117.3% 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.
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 $5,961. Pflugerville ISD is the largest single contributor, at 41.3% 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 29% of market value ($95,891 land vs $238,503 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 +117.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $16,198,228 by 2030, with an estimated annual tax burden around $10,150. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,673 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,673 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 402 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 269 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 95% 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% | $2,151.75 | $2,151.75 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,401.82 | $1,401.82 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,005.44 | $1,005.44 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $340.59 | $340.59 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $315.73 | $315.73 | Paid |
| Combined Rate | 2.5030% | 2.2429% | 2.0589% | 2.1382% | 2.2282% | +0.0900% | $5,215.33 | $5,215.33 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $350,000 | $334,394 | +4.7% |
| Assessed Value | $350,000 | $334,394 | +4.7% |
| Land Value | $102,558 | $95,891 | +7.0% |
| Improvement Value | $247,442 | $238,503 | +3.7% |
| Taxable Value | $280,000 | $267,515 | +4.7% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$6,239
Estimated
|
~$5,215
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $350,000 | $350,000 | +0 (+0.0%) |
| Taxable Value | $280,000 | $280,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $350,000 | $102,558 | $247,442 | — | $350,000 | $280,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $334,394 | $95,891 | $238,503 | — | $334,394 | $267,515 | ~$5,215 | Partial |
| 2024 | $393,998 | — | — | −$293,998 | $100,000 | $— | $5,863 | Verified |
| 2023 | $394,819 | — | — | −$294,819 | $100,000 | $— | $6,498 | Verified |
| 2022 | $223,398 | — | — | −$123,398 | $100,000 | $— | $7,826 | Verified |
| 2021 | $15,000 | — | — | — | $30,000 ! | $— | $5,592 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +4.7% | +4.7% | ~100% | Not available | Partial |
| 2025 | -6.4% | -6.4% | ~100% | Not available | Partial |
| 2024 | -9.3% | -9.3% | ~100% | 1.6400% | Verified |
| 2023 | -9.6% | -9.6% | ~100% | 1.6500% | Verified |
| 2022 | +95.2% ! | +95.2% | ~100% | 1.7900% | Verified |
| 2021 | base year | — | ~100% | 37.2800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +49.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +4.7% | +291.1% | +115.4% | +1389.3% | 2022 | -15.1% | 2025 |
| Assessment Ratio | 100.0% | 82.6% | — | 200.0% | 2021 | 25.3% | 2023 |
| Effective Tax Rate (2025) | 1.5600% | 1.5600% | — | 1.5600% | 2025 | 1.5600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,215 | $6,199 | ~$9,023 | $7,826 | 2022 | $5,215 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$726,608 | ~$367,833 | ~2.1595% | ~$7,943 | +117.3% |
| 2027 | ~$1,578,854 | ~$404,617 | ~2.0908% | ~$8,460 | +372.2% |
| 2028 | ~$3,430,709 | ~$445,078 | ~2.0221% | ~$9,000 | +925.9% |
| 2029 | ~$7,454,623 | ~$489,586 | ~1.9534% | ~$9,564 | +2129.3% |
| 2030 | ~$16,198,228 | ~$538,545 | ~1.8847% | ~$10,150 | +4744.1% |
| 2026 | ~$719,920 | ~$367,833 | ~2.2282% | ~$8,196 | +115.3% |
| 2027 | ~$1,549,924 | ~$404,617 | ~2.2282% | ~$9,016 | +363.5% |
| 2028 | ~$3,336,847 | ~$445,078 | ~2.2282% | ~$9,917 | +897.9% |
| 2029 | ~$7,183,932 | ~$489,586 | ~2.2282% | ~$10,909 | +2048.3% |
| 2030 | ~$15,466,362 | ~$538,545 | ~2.2282% | ~$12,000 | +4525.2% |
| 2026 | ~$733,296 | ~$367,833 | ~2.1251% | ~$7,817 | +119.3% |
| 2027 | ~$1,608,052 | ~$404,617 | ~2.0221% | ~$8,182 | +380.9% |
| 2028 | ~$3,526,315 | ~$445,078 | ~1.9190% | ~$8,541 | +954.5% |
| 2029 | ~$7,732,892 | ~$489,586 | ~1.8160% | ~$8,891 | +2212.5% |
| 2030 | ~$16,957,540 | ~$538,545 | ~1.7129% | ~$9,225 | +4971.1% |
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.