2917 LOURIS LN TX 78660
| Owner | RIDOUH IMANE & KAMEL RIDOUH |
|---|---|
| Parcel ID | 0258400311 |
| Short ID | 927913 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,994 SF |
| Land SF | 5,824 SF |
| Acres | 0.134 |
| Year Built | 2021 |
| Legal | LOT 24 BLK X CANTARRA 1 NORTH SEC 8 |
| Neighborhood | A5850 |
| Land | $96,080 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $96,080 |
| Improvement | $279,394 |
|---|---|
| Total Improvement | $279,394 |
| Market | $375,474 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $375,474 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $375,474 |
| Taxable Value | $375,474 |
|---|
Appreciation: Market value has risen +4906.3% from $7,500 (2021) to $375,474 (2025), a CAGR of 166.0% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→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 $8,366. Pflugerville ISD is the largest single contributor, at 49.7% 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 26% of market value ($96,080 land vs $279,394 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 +166.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $50,000,935 by 2030, with an estimated annual tax burden around $11,397. 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 | 1,995 SF | ✗ |
| 1ST | 1st Floor | 1,994 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 380 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 76 SF | ✗ |
| 512 | DECK UNCOVRED | 64 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 1893% 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% | $4,156.12 | $4,156.12 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,967.55 | $1,967.55 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,411.20 | $1,411.20 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $443.15 | $443.15 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $388.24 | $388.24 | Paid |
| Combined Rate | 2.5030% | 2.2429% | 2.0589% | 2.1382% | 2.2282% | +0.0900% | $8,366.26 | $8,366.26 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $355,926 | $375,474 | -5.2% |
| Assessed Value | $355,926 | $375,474 | -5.2% |
| Land Value | $102,747 | $96,080 | +6.9% |
| Improvement Value | $253,179 | $279,394 | -9.4% |
| Taxable Value | $355,926 | $375,474 | -5.2% |
| Total Tax 2026 = estimate |
~$7,931
Estimated
|
~$8,366
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $396,310 | $355,926 | -40,384 (-10.2%) |
| Taxable Value | $396,310 | $355,926 | -40,384 (-10.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $355,926 | $102,747 | $253,179 | — | $355,926 | $355,926 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $375,474 | $96,080 | $279,394 | — | $375,474 | $375,474 | ~$8,366 | Partial |
| 2024 | $407,563 | — | — | −$307,563 | $100,000 | $— | $8,630 | Verified |
| 2023 | $430,475 | — | — | −$330,475 | $100,000 | $— | $8,392 | Verified |
| 2022 | $— | — | — | — | $100,000 | $— | $9,655 | Verified |
| 2021 | $7,500 | — | — | — | $24,000 ! | $— | $601 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +5.5% | +5.5% | ~100% | Not available | Partial |
| 2025 | -7.0% | -7.0% | ~100% | Not available | Partial |
| 2024 | -1.0% | -1.0% | ~100% | 2.1400% | Verified |
| 2023 | -14.8% | -14.8% | ~100% | 2.0600% | Verified |
| 2022 | +1892.9% ! | +1892.9% | ~100% | 2.0200% | Verified |
| 2021 | base year | — | ~100% | 8.0100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1464.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -5.2% | +1405.3% | +168.9% | +5639.7% | 2023 | -7.9% | 2025 |
| Assessment Ratio | 100.0% | 113.5% | — | 320.0% | 2021 | 23.2% | 2023 |
| Effective Tax Rate (2025) | 2.2300% | 2.2300% | — | 2.2300% | 2025 | 2.2300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$8,366 | $6,497 | ~$10,132 | $8,630 | 2024 | $601 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$998,756 | ~$413,021 | ~2.1595% | ~$8,919 | +166.0% |
| 2027 | ~$2,656,680 | ~$454,324 | ~2.0908% | ~$9,499 | +607.6% |
| 2028 | ~$7,066,735 | ~$499,756 | ~2.0221% | ~$10,106 | +1782.1% |
| 2029 | ~$18,797,430 | ~$549,731 | ~1.9534% | ~$10,738 | +4906.3% |
| 2030 | ~$50,000,935 | ~$604,705 | ~1.8847% | ~$11,397 | +13216.8% |
| 2026 | ~$991,247 | ~$413,021 | ~2.2282% | ~$9,203 | +164.0% |
| 2027 | ~$2,616,879 | ~$454,324 | ~2.2282% | ~$10,123 | +597.0% |
| 2028 | ~$6,908,530 | ~$499,756 | ~2.2282% | ~$11,135 | +1739.9% |
| 2029 | ~$18,238,435 | ~$549,731 | ~2.2282% | ~$12,249 | +4757.4% |
| 2030 | ~$48,149,247 | ~$604,705 | ~2.2282% | ~$13,474 | +12723.6% |
| 2026 | ~$1,006,266 | ~$413,021 | ~2.1251% | ~$8,777 | +168.0% |
| 2027 | ~$2,696,780 | ~$454,324 | ~2.0221% | ~$9,187 | +618.2% |
| 2028 | ~$7,227,338 | ~$499,756 | ~1.9190% | ~$9,591 | +1824.9% |
| 2029 | ~$19,369,177 | ~$549,731 | ~1.8160% | ~$9,983 | +5058.6% |
| 2030 | ~$51,909,158 | ~$604,705 | ~1.7129% | ~$10,358 | +13725.0% |
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.