2613 LOURIS LN 78660
| Owner | LIU STEVE SHU |
|---|---|
| Parcel ID | 0258400425 |
| Short ID | 968381 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,668 SF |
| Land SF | 6,251 SF |
| Acres | 0.144 |
| Year Built | 2023 |
| Legal | ENTRADA PHS 5 BLK T LOT 74 |
| Neighborhood | A5850 |
| Land | $97,503 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $97,503 |
| Improvement | $282,071 |
|---|---|
| Total Improvement | $282,071 |
| Market | $379,574 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $379,574 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $379,574 |
| Taxable Value | $379,574 |
|---|
Appreciation: Market value has risen +279.6% from $100,000 (2024) to $379,574 (2025), a CAGR of 279.6% over 1 year. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), 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 1.7240% in 2025 (+0.0338% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $6,544. Pflugerville ISD is the largest single contributor, at 64.2% 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 26% of market value ($97,503 land vs $282,071 improvements), about $16/SF of land. Most value sits in the improvements, so building condition, age (~3 yrs), and rent roll drive the underwriting.
Forward Outlook: Holding the +279.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $299,074,055 by 2030, with an estimated annual tax burden around $8,490. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 1,668 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,668 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 380 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 96 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 411 | SOLAR DEVICES RESIDENTIAL | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 392% in 2024, 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% | $4,201.50 | $4,201.50 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,426.61 | $1,426.61 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $447.98 | $447.98 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $352.11 | $352.11 | Paid |
| E17 Travis County ESD #17 | 0.0450% | 0.0245% | 0.0230% | 0.0370% | 0.0305% | -0.0065% | $115.77 | $115.77 | Paid |
| Combined Rate | 1.9922% | 1.7860% | 1.6148% | 1.6902% | 1.7240% | +0.0338% | $6,543.97 | $6,543.97 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $369,617 | $379,574 | -2.6% |
| Assessed Value | $369,617 | $379,574 | -2.6% |
| Land Value | $104,170 | $97,503 | +6.8% |
| Improvement Value | $265,447 | $282,071 | -5.9% |
| Taxable Value | $369,617 | $379,574 | -2.6% |
| Total Tax 2026 = estimate |
~$6,372
Estimated
|
~$6,544
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $369,617 | $369,617 | +0 (+0.0%) |
| Taxable Value | $369,617 | $369,617 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $369,617 | $104,170 | $265,447 | — | $369,617 | $369,617 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $379,574 | $97,503 | $282,071 | — | $379,574 | $379,574 | ~$6,544 | Partial |
| 2024 | $100,000 | — | — | — | $100,000 | $— | $6,651 | Verified |
| 2023 | $— | — | — | — | $80,000 | $— | $1,292 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -2.6% | -2.6% | ~100% | Not available | Partial |
| 2025 | -3.5% | -3.5% | ~100% | Not available | Partial |
| 2024 | +391.9% ! | +391.9% | ~100% | 1.6900% | Verified |
| 2023 | base year | — | ~100% | 1.6100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +374.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -2.6% | +138.5% | +281.6% | +279.6% | 2025 | -2.6% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2024 | 100.0% | 2024 |
| Effective Tax Rate (2025) | 1.7200% | 1.7200% | — | 1.7200% | 2025 | 1.7200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,544 | $6,597 | ~$7,699 | $6,651 | 2024 | $6,544 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,440,764 | ~$417,531 | ~1.6570% | ~$6,918 | +279.6% |
| 2027 | ~$5,468,766 | ~$459,285 | ~1.5900% | ~$7,302 | +1340.8% |
| 2028 | ~$20,758,015 | ~$505,213 | ~1.5229% | ~$7,694 | +5368.8% |
| 2029 | ~$78,792,029 | ~$555,734 | ~1.4559% | ~$8,091 | +20658.0% |
| 2030 | ~$299,074,055 | ~$611,308 | ~1.3888% | ~$8,490 | +78692.0% |
| 2026 | ~$1,433,173 | ~$417,531 | ~1.7240% | ~$7,198 | +277.6% |
| 2027 | ~$5,411,288 | ~$459,285 | ~1.7240% | ~$7,918 | +1325.6% |
| 2028 | ~$20,431,615 | ~$505,213 | ~1.7240% | ~$8,710 | +5282.8% |
| 2029 | ~$77,144,466 | ~$555,734 | ~1.7240% | ~$9,581 | +20224.0% |
| 2030 | ~$291,277,448 | ~$611,308 | ~1.7240% | ~$10,539 | +76638.0% |
| 2026 | ~$1,448,356 | ~$417,531 | ~1.6235% | ~$6,779 | +281.6% |
| 2027 | ~$5,526,549 | ~$459,285 | ~1.5229% | ~$6,995 | +1356.0% |
| 2028 | ~$21,087,873 | ~$505,213 | ~1.4224% | ~$7,186 | +5455.7% |
| 2029 | ~$80,465,841 | ~$555,734 | ~1.3218% | ~$7,346 | +21099.0% |
| 2030 | ~$307,036,729 | ~$611,308 | ~1.2213% | ~$7,466 | +80789.8% |
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.