2517 FORGETMENOT LN TX 78660
| Owner | SANTOS YURI SUSANA & |
|---|---|
| Parcel ID | 0258400905 |
| Short ID | 932447 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,450 SF |
| Land SF | 5,083 SF |
| Acres | 0.117 |
| Year Built | 2021 |
| Legal | LOT 5 BLK P ENTRADA PHS 4 |
| Neighborhood | A5850 |
| Land | $93,612 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $93,612 |
| Improvement | $241,203 |
|---|---|
| Total Improvement | $241,203 |
| Market | $334,815 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $334,815 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $334,815 |
| Exemptions (−) (HS) | −$66,963 |
|---|---|
| Taxable Value | $267,852 |
Appreciation: Market value has risen +2132.1% from $15,000 (2021) to $334,815 (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 4 taxing entities is 1.6935% in 2025 (+0.0403% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $4,536. Pflugerville ISD is the largest single contributor, at 56.9% 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 28% of market value ($93,612 land vs $241,203 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 +117.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $16,244,149 by 2030, with an estimated annual tax burden around $7,422. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,450 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,450 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 380 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 40 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 1530% 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% | $2,156.41 | $2,156.41 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,006.71 | $1,006.71 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $316.13 | $316.13 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $310.59 | $310.59 | Paid |
| Combined Rate | 1.9472% | 1.7615% | 1.5918% | 1.6532% | 1.6935% | +0.0403% | $3,789.84 | $3,789.84 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $327,738 | $334,815 | -2.1% |
| Assessed Value | $327,738 | $334,815 | -2.1% |
| Land Value | $100,278 | $93,612 | +7.1% |
| Improvement Value | $227,460 | $241,203 | -5.7% |
| Taxable Value | $262,190 | $267,852 | -2.1% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$4,440
Estimated
|
~$3,790
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $327,738 | $327,738 | +0 (+0.0%) |
| Taxable Value | $262,190 | $262,190 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $327,738 | $100,278 | $227,460 | — | $327,738 | $262,190 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $334,815 | $93,612 | $241,203 | — | $334,815 | $267,852 | ~$3,790 | Partial |
| 2024 | $403,717 | — | — | −$303,717 | $100,000 | $— | $4,114 | Verified |
| 2023 | $391,223 | — | — | −$291,223 | $100,000 | $— | $5,071 | Verified |
| 2022 | $— | — | — | — | $100,000 | $— | $6,059 | 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 | -5.1% | +0.2% | ~100% | Not available | Partial |
| 2024 | -12.6% | -17.2% | 94.7% | 1.1700% | Verified |
| 2023 | +3.2% | +3.2% | ~100% | 1.2600% | Verified |
| 2022 | +1530.1% ! | +1530.1% | ~100% | 1.5500% | Verified |
| 2021 | base year | — | ~100% | 3.1900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1295.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -2.1% | +623.0% | +118.3% | +2508.2% | 2023 | -17.1% | 2025 |
| Assessment Ratio | 100.0% | 82.1% | — | 160.0% | 2021 | 24.8% | 2024 |
| Effective Tax Rate (2025) | 1.1300% | 1.1300% | — | 1.1300% | 2025 | 1.1300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$3,790 | $3,363 | ~$6,706 | $5,071 | 2023 | $478 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$727,752 | ~$368,297 | ~1.6301% | ~$6,004 | +117.4% |
| 2027 | ~$1,581,837 | ~$405,126 | ~1.5667% | ~$6,347 | +372.5% |
| 2028 | ~$3,438,271 | ~$445,639 | ~1.5033% | ~$6,699 | +926.9% |
| 2029 | ~$7,473,406 | ~$490,203 | ~1.4399% | ~$7,058 | +2132.1% |
| 2030 | ~$16,244,149 | ~$539,223 | ~1.3765% | ~$7,422 | +4751.7% |
| 2026 | ~$721,056 | ~$368,297 | ~1.6935% | ~$6,237 | +115.4% |
| 2027 | ~$1,552,861 | ~$405,126 | ~1.6935% | ~$6,861 | +363.8% |
| 2028 | ~$3,344,232 | ~$445,639 | ~1.6935% | ~$7,547 | +898.8% |
| 2029 | ~$7,202,117 | ~$490,203 | ~1.6935% | ~$8,302 | +2051.1% |
| 2030 | ~$15,510,436 | ~$539,223 | ~1.6935% | ~$9,132 | +4532.5% |
| 2026 | ~$734,448 | ~$368,297 | ~1.5984% | ~$5,887 | +119.4% |
| 2027 | ~$1,611,081 | ~$405,126 | ~1.5033% | ~$6,090 | +381.2% |
| 2028 | ~$3,534,058 | ~$445,639 | ~1.4082% | ~$6,275 | +955.5% |
| 2029 | ~$7,752,287 | ~$490,203 | ~1.3131% | ~$6,437 | +2215.4% |
| 2030 | ~$17,005,370 | ~$539,223 | ~1.2179% | ~$6,567 | +4979.0% |
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.