2512 FORGETMENOT LN TX 78660
| Owner | FANG ANGELA ELLEN & KEVIN THINH NGO |
|---|---|
| Parcel ID | 0258400717 |
| Short ID | 932472 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,606 SF |
| Land SF | 5,946 SF |
| Acres | 0.137 |
| Year Built | 2021 |
| Legal | LOT 7 BLK O ENTRADA PHS 4 |
| Neighborhood | A5850 |
| Land | $96,486 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $96,486 |
| Improvement | $238,439 |
|---|---|
| Total Improvement | $238,439 |
| Market | $334,925 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $334,925 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $334,925 |
| Exemptions (−) (HS) | −$66,985 |
|---|---|
| Taxable Value | $267,940 |
Appreciation: Market value has risen +2132.8% from $15,000 (2021) to $334,925 (2025), a CAGR of 117.4% 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 $4,619. Pflugerville ISD is the largest single contributor, at 55.4% 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 ($96,486 land vs $238,439 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 +117.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $16,256,159 by 2030, with an estimated annual tax burden around $7,491. 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 | 1,606 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,606 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 399 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 40 SF | ✗ |
| 612 | TERRACE UNCOVERD | 9 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 411 | SOLAR DEVICES RESIDENTIAL | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 1667% 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% | $2,157.62 | $2,157.62 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,007.04 | $1,007.04 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $316.23 | $316.23 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $310.69 | $310.69 | Paid |
| E17 Travis County ESD #17 | 0.0450% | 0.0245% | 0.0230% | 0.0370% | 0.0305% | -0.0065% | $102.15 | $102.15 | Paid |
| Combined Rate | 1.9922% | 1.7860% | 1.6148% | 1.6902% | 1.7240% | +0.0338% | $3,893.73 | $3,893.73 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $313,288 | $334,925 | -6.5% |
| Assessed Value | $313,288 | $334,925 | -6.5% |
| Land Value | $103,153 | $96,486 | +6.9% |
| Improvement Value | $210,135 | $238,439 | -11.9% |
| Taxable Value | $250,630 | $267,940 | -6.5% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$4,321
Estimated
|
~$3,894
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $348,834 | $313,288 | -35,546 (-10.2%) |
| Taxable Value | $279,067 | $250,630 | -28,437 (-10.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $313,288 | $103,153 | $210,135 | — | $313,288 | $250,630 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $334,925 | $96,486 | $238,439 | — | $334,925 | $267,940 | ~$3,894 | Partial |
| 2024 | $409,000 | — | — | −$309,000 | $100,000 | $— | $4,604 | Verified |
| 2023 | $424,024 | — | — | −$324,024 | $100,000 | $— | $5,245 | Verified |
| 2022 | $— | — | — | — | $100,000 | $— | $6,797 | Verified |
| 2021 | $15,000 | — | — | — | $24,000 ! | $— | $478 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +4.2% | +4.2% | ~100% | Not available | Partial |
| 2025 | -6.2% | -6.2% | ~100% | Not available | Partial |
| 2024 | -12.7% | -12.7% | ~100% | 1.2900% | Verified |
| 2023 | -3.5% | -3.5% | ~100% | 1.2800% | Verified |
| 2022 | +1666.8% ! | +1666.8% | ~100% | 1.6000% | Verified |
| 2021 | base year | — | ~100% | 3.1900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1295.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -6.5% | +674.7% | +120.4% | +2726.8% | 2023 | -18.1% | 2025 |
| Assessment Ratio | 100.0% | 81.6% | — | 160.0% | 2021 | 23.6% | 2023 |
| Effective Tax Rate (2025) | 1.1600% | 1.1600% | — | 1.1600% | 2025 | 1.1600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$3,894 | $3,555 | ~$6,793 | $5,245 | 2023 | $478 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$728,051 | ~$368,418 | ~1.6570% | ~$6,105 | +117.4% |
| 2027 | ~$1,582,617 | ~$405,259 | ~1.5900% | ~$6,443 | +372.5% |
| 2028 | ~$3,440,248 | ~$445,785 | ~1.5229% | ~$6,789 | +927.2% |
| 2029 | ~$7,478,317 | ~$490,364 | ~1.4559% | ~$7,139 | +2132.8% |
| 2030 | ~$16,256,159 | ~$539,400 | ~1.3888% | ~$7,491 | +4753.7% |
| 2026 | ~$721,352 | ~$368,418 | ~1.7240% | ~$6,352 | +115.4% |
| 2027 | ~$1,553,629 | ~$405,259 | ~1.7240% | ~$6,987 | +363.9% |
| 2028 | ~$3,346,162 | ~$445,785 | ~1.7240% | ~$7,685 | +899.1% |
| 2029 | ~$7,206,872 | ~$490,364 | ~1.7240% | ~$8,454 | +2051.8% |
| 2030 | ~$15,521,963 | ~$539,400 | ~1.7240% | ~$9,299 | +4534.5% |
| 2026 | ~$734,749 | ~$368,418 | ~1.6235% | ~$5,981 | +119.4% |
| 2027 | ~$1,611,873 | ~$405,259 | ~1.5229% | ~$6,172 | +381.3% |
| 2028 | ~$3,536,082 | ~$445,785 | ~1.4224% | ~$6,341 | +955.8% |
| 2029 | ~$7,757,359 | ~$490,364 | ~1.3218% | ~$6,482 | +2216.1% |
| 2030 | ~$17,017,879 | ~$539,400 | ~1.2213% | ~$6,587 | +4981.1% |
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.