2601 ENTRADA TRANQUILA WAY TX 78660
| Owner | SILBERMAN RILEY KIRSCHER |
|---|---|
| Parcel ID | 0258401001 |
| Short ID | 932548 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,479 SF |
| Land SF | 7,414 SF |
| Acres | 0.170 |
| Year Built | 2021 |
| Legal | LOT 38 BLK Q ENTRADA PHS 4 |
| Neighborhood | A5850 |
| Land | $104,139 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $104,139 |
| Improvement | $250,702 |
|---|---|
| Total Improvement | $250,702 |
| Market | $354,841 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $354,841 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $354,841 |
| Exemptions (−) | −$5,288 |
|---|---|
| Taxable Value | $349,553 |
Appreciation: Market value has risen +2265.6% from $15,000 (2021) to $354,841 (2025), a CAGR of 120.5% 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 $5,920. Pflugerville ISD is the largest single contributor, at 65.4% 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 ($104,139 land vs $250,702 improvements), about $14/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 +120.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $18,512,368 by 2030, with an estimated annual tax burden around $7,866. 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 | 1,479 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,479 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 380 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 60 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 411 | SOLAR DEVICES RESIDENTIAL | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 1581% 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% | $3,869.20 | $3,869.20 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,313.78 | $1,313.78 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $412.55 | $412.55 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $324.26 | $324.26 | Paid |
| Combined Rate | 1.9472% | 1.7615% | 1.5918% | 1.6532% | 1.6935% | +0.0403% | $5,919.79 | $5,919.79 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $343,924 | $354,841 | -3.1% |
| Assessed Value | $343,924 | $354,841 | -3.1% |
| Land Value | $108,046 | $104,139 | +3.8% |
| Improvement Value | $235,878 | $250,702 | -5.9% |
| Taxable Value | $339,453 | $349,553 | -2.9% |
| Exemptions | — | N | |
| Total Tax 2026 = estimate |
~$5,749
Estimated
|
~$5,920
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $343,924 | $343,924 | +0 (+0.0%) |
| Taxable Value | $339,453 | $339,453 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $343,924 | $108,046 | $235,878 | — | $343,924 | $339,453 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $354,841 | $104,139 | $250,702 | — | $354,841 | $349,553 | ~$5,920 | Partial |
| 2024 | $388,860 | — | — | −$288,860 | $100,000 | $— | $5,908 | Verified |
| 2023 | $403,480 | — | — | −$303,480 | $100,000 | $— | $6,089 | Verified |
| 2022 | $— | — | — | — | $100,000 | $— | $6,990 | Verified |
| 2021 | $15,000 | — | — | — | $24,000 ! | $— | $478 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -3.1% | -3.1% | ~100% | Not available | Partial |
| 2025 | -2.4% | -2.4% | ~100% | Not available | Partial |
| 2024 | -12.3% | -12.3% | ~100% | 1.6300% | Verified |
| 2023 | +2.7% | +2.7% | ~100% | 1.4700% | Verified |
| 2022 | +1581.2% ! | +1581.2% | ~100% | 1.7300% | Verified |
| 2021 | base year | — | ~100% | 3.1900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1378.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -3.1% | +643.6% | +121.9% | +2589.9% | 2023 | -8.7% | 2025 |
| Assessment Ratio | 100.0% | 82.1% | — | 160.0% | 2021 | 24.8% | 2023 |
| Effective Tax Rate (2025) | 1.6700% | 1.6700% | — | 1.6700% | 2025 | 1.6700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,920 | $4,599 | ~$7,107 | $6,089 | 2023 | $478 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$782,563 | ~$390,325 | ~1.6301% | ~$6,363 | +120.5% |
| 2027 | ~$1,725,858 | ~$429,358 | ~1.5667% | ~$6,727 | +386.4% |
| 2028 | ~$3,806,192 | ~$472,293 | ~1.5033% | ~$7,100 | +972.6% |
| 2029 | ~$8,394,142 | ~$519,523 | ~1.4399% | ~$7,481 | +2265.6% |
| 2030 | ~$18,512,368 | ~$571,475 | ~1.3765% | ~$7,866 | +5117.1% |
| 2026 | ~$775,466 | ~$390,325 | ~1.6935% | ~$6,610 | +118.5% |
| 2027 | ~$1,694,697 | ~$429,358 | ~1.6935% | ~$7,271 | +377.6% |
| 2028 | ~$3,703,577 | ~$472,293 | ~1.6935% | ~$7,998 | +943.7% |
| 2029 | ~$8,093,764 | ~$519,523 | ~1.6935% | ~$8,798 | +2181.0% |
| 2030 | ~$17,688,041 | ~$571,475 | ~1.6935% | ~$9,678 | +4884.8% |
| 2026 | ~$789,660 | ~$390,325 | ~1.5984% | ~$6,239 | +122.5% |
| 2027 | ~$1,757,302 | ~$429,358 | ~1.5033% | ~$6,455 | +395.2% |
| 2028 | ~$3,910,685 | ~$472,293 | ~1.4082% | ~$6,651 | +1002.1% |
| 2029 | ~$8,702,805 | ~$519,523 | ~1.3131% | ~$6,822 | +2352.6% |
| 2030 | ~$19,367,145 | ~$571,475 | ~1.2179% | ~$6,960 | +5358.0% |
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.