2816 SHIMSHAM DR 78660
| Owner | HALL COURTNEY ALEXANDRA |
|---|---|
| Parcel ID | 0258401021 |
| Short ID | 968332 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,621 SF |
| Land SF | 5,118 SF |
| Acres | 0.117 |
| Year Built | 2022 |
| Legal | ENTRADA PHS 5 BLK Q LOT 9 |
| Neighborhood | A5850 |
| Land | $93,728 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $93,728 |
| Improvement | $271,246 |
|---|---|
| Total Improvement | $271,246 |
| Market | $364,974 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $364,974 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $364,974 |
| Exemptions (−) (HS) | −$72,995 |
|---|---|
| Taxable Value | $291,979 |
Appreciation: Market value has risen +36.9% from $266,617 (2024) to $364,974 (2025), a CAGR of 36.9% over 1 year. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), 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 $5,034. Pflugerville ISD is the largest single contributor, at 56.8% 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 26% of market value ($93,728 land vs $271,246 improvements), about $18/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Forward Outlook: Holding the +36.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,754,415 by 2030, with an estimated annual tax burden around $8,164. 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 | 1,621 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,621 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 380 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 79% in 2024, 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% | $2,490.24 | $2,490.24 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,097.39 | $1,097.39 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $344.60 | $344.60 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $338.57 | $338.57 | Paid |
| E17 Travis County ESD #17 | 0.0450% | 0.0245% | 0.0230% | 0.0370% | 0.0305% | -0.0065% | $111.32 | $111.32 | Paid |
| Combined Rate | 1.9922% | 1.7860% | 1.6148% | 1.6902% | 1.7240% | +0.0338% | $4,382.12 | $4,382.12 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $355,656 | $364,974 | -2.6% |
| Assessed Value | $355,656 | $364,974 | -2.6% |
| Land Value | $100,394 | $93,728 | +7.1% |
| Improvement Value | $255,262 | $271,246 | -5.9% |
| Taxable Value | $284,525 | $291,979 | -2.6% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$4,905
Estimated
|
~$4,382
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $355,656 | $355,656 | +0 (+0.0%) |
| Taxable Value | $284,525 | $284,525 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $355,656 | $100,394 | $255,262 | — | $355,656 | $284,525 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $364,974 | $93,728 | $271,246 | — | $364,974 | $291,979 | ~$4,382 | Partial |
| 2024 | $266,617 | — | — | −$166,617 | $100,000 | $— | $5,064 | Verified |
| 2023 | $— | — | — | — | $80,000 | $— | $2,651 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -2.6% | -2.6% | ~100% | Not available | Partial |
| 2025 | -5.4% | -5.4% | ~100% | Not available | Partial |
| 2024 | +78.8% ! | +78.8% | ~100% | 1.3100% | Verified |
| 2023 | base year | — | ~100% | 1.2300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +69.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -2.6% | +17.1% | +37.6% | +36.9% | 2025 | -2.6% | 2026 |
| Assessment Ratio | 100.0% | 79.2% | — | 100.0% | 2025 | 37.5% | 2024 |
| Effective Tax Rate (2025) | 1.2000% | 1.2000% | — | 1.2000% | 2025 | 1.2000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$4,382 | $4,723 | ~$7,403 | $5,064 | 2024 | $4,382 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$499,616 | ~$401,471 | ~1.6570% | ~$6,652 | +36.9% |
| 2027 | ~$683,928 | ~$441,619 | ~1.5900% | ~$7,022 | +87.4% |
| 2028 | ~$936,234 | ~$485,780 | ~1.5229% | ~$7,398 | +156.5% |
| 2029 | ~$1,281,617 | ~$534,358 | ~1.4559% | ~$7,780 | +251.2% |
| 2030 | ~$1,754,415 | ~$587,794 | ~1.3888% | ~$8,164 | +380.7% |
| 2026 | ~$492,316 | ~$401,471 | ~1.7240% | ~$6,921 | +34.9% |
| 2027 | ~$664,089 | ~$441,619 | ~1.7240% | ~$7,614 | +82.0% |
| 2028 | ~$895,795 | ~$485,780 | ~1.7240% | ~$8,375 | +145.4% |
| 2029 | ~$1,208,344 | ~$534,358 | ~1.7240% | ~$9,213 | +231.1% |
| 2030 | ~$1,629,944 | ~$587,794 | ~1.7240% | ~$10,134 | +346.6% |
| 2026 | ~$506,915 | ~$401,471 | ~1.6235% | ~$6,518 | +38.9% |
| 2027 | ~$704,058 | ~$441,619 | ~1.5229% | ~$6,726 | +92.9% |
| 2028 | ~$977,872 | ~$485,780 | ~1.4224% | ~$6,910 | +167.9% |
| 2029 | ~$1,358,173 | ~$534,358 | ~1.3218% | ~$7,063 | +272.1% |
| 2030 | ~$1,886,377 | ~$587,794 | ~1.2213% | ~$7,178 | +416.9% |
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.