13902 NESKAR DR TX 78660
| Owner | TSAI TERENCE |
|---|---|
| Parcel ID | 0256431410 |
| Short ID | 923141 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,322 SF |
| Land SF | 5,859 SF |
| Acres | 0.135 |
| Year Built | 2021 |
| Legal | LOT 21 BLK BB CANTARRA 1 NORTH SECS 6 & 7 |
| Neighborhood | A5850 |
| Land | $96,196 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $96,196 |
| Improvement | $328,418 |
|---|---|
| Total Improvement | $328,418 |
| Market | $424,614 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $424,614 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $424,614 |
| Exemptions (−) (HS) | −$84,923 |
|---|---|
| Taxable Value | $339,691 |
Appreciation: Market value has risen +2730.8% from $15,000 (2021) to $424,614 (2025), a CAGR of 130.7% 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 $7,569. Pflugerville ISD is the largest single contributor, at 44.7% 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 23% of market value ($96,196 land vs $328,418 improvements), about $16/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Forward Outlook: Holding the +130.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $27,725,100 by 2030, with an estimated annual tax burden around $12,888. 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.
7 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 | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
Market value changed by 137% 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% | $3,150.39 | $3,150.39 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,780.04 | $1,780.04 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,276.71 | $1,276.71 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $433.88 | $433.88 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $400.91 | $400.91 | Paid |
| Combined Rate | 2.5030% | 2.2429% | 2.0589% | 2.1382% | 2.2282% | +0.0900% | $7,041.93 | $7,041.93 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $410,234 | $424,614 | -3.4% |
| Assessed Value | $410,234 | $424,614 | -3.4% |
| Land Value | $102,863 | $96,196 | +6.9% |
| Improvement Value | $307,371 | $328,418 | -6.4% |
| Taxable Value | $328,187 | $339,691 | -3.4% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$7,313
Estimated
|
~$7,042
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $410,234 | $410,234 | +0 (+0.0%) |
| Taxable Value | $328,187 | $328,187 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $410,234 | $102,863 | $307,371 | — | $410,234 | $328,187 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $424,614 | $96,196 | $328,418 | — | $424,614 | $339,691 | ~$7,042 | Partial |
| 2024 | $435,989 | — | — | −$335,989 | $100,000 | $— | $7,395 | Verified |
| 2023 | $467,456 | — | — | −$367,456 | $100,000 | $— | $7,120 | Verified |
| 2022 | $219,427 | — | — | −$119,427 | $100,000 | $— | $10,485 | Verified |
| 2021 | $15,000 | — | — | — | $30,000 ! | $— | $5,492 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -3.4% | -3.4% | ~100% | Not available | Partial |
| 2025 | -2.6% | -2.6% | ~100% | Not available | Partial |
| 2024 | -6.0% | -6.0% | ~100% | 1.7000% | Verified |
| 2023 | -10.7% | -10.7% | ~100% | 1.5400% | Verified |
| 2022 | +136.7% ! | +136.7% | ~100% | 2.0200% | Verified |
| 2021 | base year | — | ~100% | 36.6100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +93.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -3.4% | +292.6% | +132.3% | +1362.8% | 2022 | -6.7% | 2024 |
| Assessment Ratio | 100.0% | 81.6% | — | 200.0% | 2021 | 21.4% | 2023 |
| Effective Tax Rate (2025) | 1.6600% | 1.6600% | — | 1.6600% | 2025 | 1.6600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$7,042 | $7,507 | ~$11,458 | $10,485 | 2022 | $5,492 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$979,422 | ~$467,075 | ~2.1595% | ~$10,086 | +130.7% |
| 2027 | ~$2,259,154 | ~$513,783 | ~2.0908% | ~$10,742 | +432.0% |
| 2028 | ~$5,211,006 | ~$565,161 | ~2.0221% | ~$11,428 | +1127.2% |
| 2029 | ~$12,019,803 | ~$621,677 | ~1.9534% | ~$12,144 | +2730.8% |
| 2030 | ~$27,725,100 | ~$683,845 | ~1.8847% | ~$12,888 | +6429.5% |
| 2026 | ~$970,930 | ~$467,075 | ~2.2282% | ~$10,407 | +128.7% |
| 2027 | ~$2,220,147 | ~$513,783 | ~2.2282% | ~$11,448 | +422.9% |
| 2028 | ~$5,076,629 | ~$565,161 | ~2.2282% | ~$12,593 | +1095.6% |
| 2029 | ~$11,608,313 | ~$621,677 | ~2.2282% | ~$13,852 | +2633.9% |
| 2030 | ~$26,543,784 | ~$683,845 | ~2.2282% | ~$15,237 | +6151.3% |
| 2026 | ~$987,915 | ~$467,075 | ~2.1251% | ~$9,926 | +132.7% |
| 2027 | ~$2,298,501 | ~$513,783 | ~2.0221% | ~$10,389 | +441.3% |
| 2028 | ~$5,347,734 | ~$565,161 | ~1.9190% | ~$10,846 | +1159.4% |
| 2029 | ~$12,442,137 | ~$621,677 | ~1.8160% | ~$11,290 | +2830.2% |
| 2030 | ~$28,948,106 | ~$683,845 | ~1.7129% | ~$11,714 | +6717.5% |
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.