2613 ENTRADA TRANQUILA WAY TX 78660
| Owner | FARMANESH BABAK |
|---|---|
| Parcel ID | 0258401004 |
| Short ID | 932551 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,668 SF |
| Land SF | 6,251 SF |
| Acres | 0.144 |
| Year Built | 2021 |
| Legal | LOT 41 BLK Q ENTRADA PHS 4 |
| Neighborhood | A5850 |
| Land | $97,503 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $97,503 |
| Improvement | $246,928 |
|---|---|
| Total Improvement | $246,928 |
| Market | $344,431 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $344,431 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $344,431 |
| Exemptions (−) (HS) | −$68,886 |
|---|---|
| Taxable Value | $275,545 |
Appreciation: Market value has risen +2196.2% from $15,000 (2021) to $344,431 (2025), a CAGR of 118.9% 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 $4,666. Pflugerville ISD is the largest single contributor, at 57.4% 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 28% of market value ($97,503 land vs $246,928 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 +118.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $17,312,746 by 2030, with an estimated annual tax burden around $7,635. 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 1717% 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% | $2,262.85 | $2,262.85 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,035.62 | $1,035.62 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $325.21 | $325.21 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $319.51 | $319.51 | Paid |
| Combined Rate | 1.9472% | 1.7615% | 1.5918% | 1.6532% | 1.6935% | +0.0403% | $3,943.19 | $3,943.19 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $326,784 | $344,431 | -5.1% |
| Assessed Value | $326,784 | $344,431 | -5.1% |
| Land Value | $104,170 | $97,503 | +6.8% |
| Improvement Value | $222,614 | $246,928 | -9.8% |
| Taxable Value | $261,427 | $275,545 | -5.1% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$4,427
Estimated
|
~$3,943
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $363,862 | $326,784 | -37,078 (-10.2%) |
| Taxable Value | $291,090 | $261,427 | -29,663 (-10.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $326,784 | $104,170 | $222,614 | — | $326,784 | $261,427 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $344,431 | $97,503 | $246,928 | — | $344,431 | $275,545 | ~$3,943 | Partial |
| 2024 | $401,732 | — | — | −$301,732 | $100,000 | $— | $4,633 | Verified |
| 2023 | $329,590 | — | — | −$229,590 | $100,000 | $— | $4,298 | Verified |
| 2022 | $— | — | — | — | $100,000 | $— | $5,109 | Verified |
| 2021 | $15,000 | — | — | — | $24,000 ! | $— | $478 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +5.6% | +5.6% | ~100% | Not available | Partial |
| 2025 | -11.8% | -8.8% | ~100% | Not available | Partial |
| 2024 | -11.6% | +7.2% | 96.7% | 1.1900% | Verified |
| 2023 | +1.4% | -19.2% | 79.8% | 0.9700% | Verified |
| 2022 | +1717.1% ! | +1717.1% | ~100% | 1.1700% | Verified |
| 2021 | base year | — | ~100% | 3.1900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1335.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -5.1% | +525.0% | +121.3% | +2097.3% | 2023 | -14.3% | 2025 |
| Assessment Ratio | 100.0% | 83.0% | — | 160.0% | 2021 | 24.9% | 2024 |
| Effective Tax Rate (2025) | 1.1400% | 1.1400% | — | 1.1400% | 2025 | 1.1400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$3,943 | $3,338 | ~$6,899 | $4,633 | 2024 | $478 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$753,972 | ~$378,874 | ~1.6301% | ~$6,176 | +118.9% |
| 2027 | ~$1,650,470 | ~$416,762 | ~1.5667% | ~$6,529 | +379.2% |
| 2028 | ~$3,612,938 | ~$458,438 | ~1.5033% | ~$6,892 | +949.0% |
| 2029 | ~$7,908,848 | ~$504,281 | ~1.4399% | ~$7,261 | +2196.2% |
| 2030 | ~$17,312,746 | ~$554,710 | ~1.3765% | ~$7,635 | +4926.5% |
| 2026 | ~$747,083 | ~$378,874 | ~1.6935% | ~$6,416 | +116.9% |
| 2027 | ~$1,620,449 | ~$416,762 | ~1.6935% | ~$7,058 | +370.5% |
| 2028 | ~$3,514,811 | ~$458,438 | ~1.6935% | ~$7,764 | +920.5% |
| 2029 | ~$7,623,750 | ~$504,281 | ~1.6935% | ~$8,540 | +2113.4% |
| 2030 | ~$16,536,181 | ~$554,710 | ~1.6935% | ~$9,394 | +4701.0% |
| 2026 | ~$760,860 | ~$378,874 | ~1.5984% | ~$6,056 | +120.9% |
| 2027 | ~$1,680,767 | ~$416,762 | ~1.5033% | ~$6,265 | +388.0% |
| 2028 | ~$3,712,873 | ~$458,438 | ~1.4082% | ~$6,456 | +978.0% |
| 2029 | ~$8,201,868 | ~$504,281 | ~1.3131% | ~$6,622 | +2281.3% |
| 2030 | ~$18,118,215 | ~$554,710 | ~1.2179% | ~$6,756 | +5160.3% |
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.