2733 LOURIS LN 78660
| Owner | NGUYEN THOMAS |
|---|---|
| Parcel ID | 0258400435 |
| Short ID | 968391 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,668 SF |
| Land SF | 9,540 SF |
| Acres | 0.219 |
| Year Built | 2022 |
| Legal | ENTRADA PHS 5 BLK T LOT 84 |
| Neighborhood | A5850 |
| Land | $117,698 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $117,698 |
| Improvement | $279,287 |
|---|---|
| Total Improvement | $279,287 |
| Market | $396,985 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $396,985 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $396,985 |
| Exemptions (−) (HS) | −$79,397 |
|---|---|
| Taxable Value | $317,588 |
Appreciation: Market value has risen +44.3% from $275,116 (2024) to $396,985 (2025), a CAGR of 44.3% 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 $5,475. Pflugerville ISD is the largest single contributor, at 58.0% 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 30% of market value ($117,698 land vs $279,287 improvements), about $12/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Forward Outlook: Holding the +44.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,483,507 by 2030, with an estimated annual tax burden around $8,880. 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 83% 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% | $2,844.57 | $2,844.57 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,193.64 | $1,193.64 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $374.83 | $374.83 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $368.26 | $368.26 | Paid |
| E17 Travis County ESD #17 | 0.0450% | 0.0245% | 0.0230% | 0.0370% | 0.0305% | -0.0065% | $121.08 | $121.08 | Paid |
| Combined Rate | 1.9922% | 1.7860% | 1.6148% | 1.6902% | 1.7240% | +0.0338% | $4,902.38 | $4,902.38 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $337,113 | $396,985 | -15.1% |
| Assessed Value | $337,113 | $396,985 | -15.1% |
| Land Value | $112,566 | $117,698 | -4.4% |
| Improvement Value | $224,547 | $279,287 | -19.6% |
| Taxable Value | $269,690 | $317,588 | -15.1% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$4,650
Estimated
|
~$4,902
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $375,362 | $337,113 | -38,249 (-10.2%) |
| Taxable Value | $300,290 | $269,690 | -30,600 (-10.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $337,113 | $112,566 | $224,547 | — | $337,113 | $269,690 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $396,985 | $117,698 | $279,287 | — | $396,985 | $317,588 | ~$4,902 | Partial |
| 2024 | $275,116 | — | — | −$165,116 | $110,000 | $— | $5,348 | Verified |
| 2023 | $— | — | — | — | $80,000 | $— | $2,267 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -5.4% | -5.4% | ~100% | Not available | Partial |
| 2025 | -1.6% | -1.6% | ~100% | Not available | Partial |
| 2024 | +83.3% ! | +83.3% | ~100% | 1.3300% | Verified |
| 2023 | base year | — | ~100% | 1.0300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +80.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -15.1% | +14.6% | +49.4% | +44.3% | 2025 | -15.1% | 2026 |
| Assessment Ratio | 100.0% | 80.0% | — | 100.0% | 2025 | 40.0% | 2024 |
| Effective Tax Rate (2025) | 1.2300% | 1.2300% | — | 1.2300% | 2025 | 1.2300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$4,902 | $5,125 | ~$8,052 | $5,348 | 2024 | $4,902 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$572,839 | ~$436,684 | ~1.6570% | ~$7,236 | +44.3% |
| 2027 | ~$826,591 | ~$480,352 | ~1.5900% | ~$7,637 | +108.2% |
| 2028 | ~$1,192,748 | ~$528,387 | ~1.5229% | ~$8,047 | +200.5% |
| 2029 | ~$1,721,104 | ~$581,226 | ~1.4559% | ~$8,462 | +333.5% |
| 2030 | ~$2,483,507 | ~$639,348 | ~1.3888% | ~$8,880 | +525.6% |
| 2026 | ~$564,899 | ~$436,684 | ~1.7240% | ~$7,529 | +42.3% |
| 2027 | ~$803,836 | ~$480,352 | ~1.7240% | ~$8,281 | +102.5% |
| 2028 | ~$1,143,837 | ~$528,387 | ~1.7240% | ~$9,110 | +188.1% |
| 2029 | ~$1,627,650 | ~$581,226 | ~1.7240% | ~$10,021 | +310.0% |
| 2030 | ~$2,316,102 | ~$639,348 | ~1.7240% | ~$11,023 | +483.4% |
| 2026 | ~$580,778 | ~$436,684 | ~1.6235% | ~$7,089 | +46.3% |
| 2027 | ~$849,663 | ~$480,352 | ~1.5229% | ~$7,315 | +114.0% |
| 2028 | ~$1,243,034 | ~$528,387 | ~1.4224% | ~$7,516 | +213.1% |
| 2029 | ~$1,818,526 | ~$581,226 | ~1.3218% | ~$7,683 | +358.1% |
| 2030 | ~$2,660,455 | ~$639,348 | ~1.2213% | ~$7,808 | +570.2% |
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.