2516 FORGETMENOT LN TX 78660
| Owner | LUONG AN PHUOC |
|---|---|
| Parcel ID | 0258400716 |
| Short ID | 932471 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,276 SF |
| Land SF | 5,175 SF |
| Acres | 0.119 |
| Year Built | 2021 |
| Legal | LOT 8 BLK O ENTRADA PHS 4 |
| Neighborhood | A5850 |
| Land | $93,916 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $93,916 |
| Improvement | $224,799 |
|---|---|
| Total Improvement | $224,799 |
| Market | $318,715 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $318,715 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $318,715 |
| Taxable Value | $318,715 |
|---|
Appreciation: Market value has risen +2024.8% from $15,000 (2021) to $318,715 (2025), a CAGR of 114.7% 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 1.7240% in 2025 (+0.0338% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $5,495. 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 29% of market value ($93,916 land vs $224,799 improvements), about $18/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 +114.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $14,539,235 by 2030, with an estimated annual tax burden around $7,129. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,276 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,276 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 380 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 40 SF | ✗ |
| 612 | TERRACE UNCOVERD | 9 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 411 | SOLAR DEVICES RESIDENTIAL | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 1444% 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% | $3,527.86 | $3,527.86 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,197.87 | $1,197.87 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $376.16 | $376.16 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $295.66 | $295.66 | Paid |
| E17 Travis County ESD #17 | 0.0450% | 0.0245% | 0.0230% | 0.0370% | 0.0305% | -0.0065% | $97.21 | $97.21 | Paid |
| Combined Rate | 1.9922% | 1.7860% | 1.6148% | 1.6902% | 1.7240% | +0.0338% | $5,494.76 | $5,494.76 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $311,985 | $318,715 | -2.1% |
| Assessed Value | $311,985 | $318,715 | -2.1% |
| Land Value | $100,583 | $93,916 | +7.1% |
| Improvement Value | $211,402 | $224,799 | -6.0% |
| Taxable Value | $311,985 | $318,715 | -2.1% |
| Total Tax 2026 = estimate |
~$5,379
Estimated
|
~$5,495
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $311,985 | $311,985 | +0 (+0.0%) |
| Taxable Value | $311,985 | $311,985 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $311,985 | $100,583 | $211,402 | — | $311,985 | $311,985 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $318,715 | $93,916 | $224,799 | — | $318,715 | $318,715 | ~$5,495 | Partial |
| 2024 | $366,104 | — | — | −$266,104 | $100,000 | $— | $5,696 | Verified |
| 2023 | $370,507 | — | — | −$270,507 | $100,000 | $— | $5,912 | Verified |
| 2022 | $— | — | — | — | $100,000 | $— | $6,617 | Verified |
| 2021 | $15,000 | — | — | — | $24,000 ! | $— | $478 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -2.1% | -2.1% | ~100% | Not available | Partial |
| 2025 | -5.4% | -5.4% | ~100% | Not available | Partial |
| 2024 | -7.9% | -7.9% | ~100% | 1.6900% | Verified |
| 2023 | -1.2% | -1.2% | ~100% | 1.6100% | Verified |
| 2022 | +1443.8% ! | +1443.8% | ~100% | 1.7900% | Verified |
| 2021 | base year | — | ~100% | 3.1900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1228.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -2.1% | +588.5% | +115.6% | +2370.0% | 2023 | -12.9% | 2025 |
| Assessment Ratio | 100.0% | 82.9% | — | 160.0% | 2021 | 27.0% | 2023 |
| 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 |
$5,495 | $4,395 | ~$6,465 | $5,912 | 2023 | $478 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$684,274 | ~$350,586 | ~1.6570% | ~$5,809 | +114.7% |
| 2027 | ~$1,469,123 | ~$385,645 | ~1.5900% | ~$6,132 | +361.0% |
| 2028 | ~$3,154,176 | ~$424,210 | ~1.5229% | ~$6,460 | +889.7% |
| 2029 | ~$6,771,950 | ~$466,631 | ~1.4559% | ~$6,794 | +2024.8% |
| 2030 | ~$14,539,235 | ~$513,294 | ~1.3888% | ~$7,129 | +4461.8% |
| 2026 | ~$677,900 | ~$350,586 | ~1.7240% | ~$6,044 | +112.7% |
| 2027 | ~$1,441,879 | ~$385,645 | ~1.7240% | ~$6,649 | +352.4% |
| 2028 | ~$3,066,847 | ~$424,210 | ~1.7240% | ~$7,314 | +862.3% |
| 2029 | ~$6,523,120 | ~$466,631 | ~1.7240% | ~$8,045 | +1946.7% |
| 2030 | ~$13,874,540 | ~$513,294 | ~1.7240% | ~$8,849 | +4253.3% |
| 2026 | ~$690,649 | ~$350,586 | ~1.6235% | ~$5,692 | +116.7% |
| 2027 | ~$1,496,621 | ~$385,645 | ~1.5229% | ~$5,873 | +369.6% |
| 2028 | ~$3,243,147 | ~$424,210 | ~1.4224% | ~$6,034 | +917.6% |
| 2029 | ~$7,027,832 | ~$466,631 | ~1.3218% | ~$6,168 | +2105.1% |
| 2030 | ~$15,229,165 | ~$513,294 | ~1.2213% | ~$6,269 | +4678.3% |
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.