NESKAR DR TX 78660
| Owner | CANTARRA MEADOW RESIDENTIAL |
|---|---|
| Parcel ID | 0258430113 |
| Short ID | 923011 |
| Type | Real |
| Use Code | O Other / Unclassified |
| Valuation | Unknown |
| Improvement SF | — |
| Land SF | 2,252 SF |
| Acres | 0.052 |
| Year Built | — |
| Legal | LOT 2 BLK BB CANTARRA 1 NORTH SECS 6 & 7 |
| Neighborhood | A5850 |
| Land | $854 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $854 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $854 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $854 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $854 |
| Taxable Value | $854 |
|---|
Appreciation: Market value has fallen -93.7% from $13,500 (2021) to $854 (2025), a CAGR of -49.8% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→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 2.2282% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $19. Pflugerville ISD is the largest single contributor, at 49.7% of the total 2025 levy.
Asset Class: O.
Value Composition: Land carries 100% of market value ($854 land vs $0 improvements), about $0/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Forward Outlook: Holding the -49.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $27 by 2030, with an estimated annual tax burden around $1. 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.
Market value changed by 317% 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% | $9.45 | $9.45 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4.48 | $4.48 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3.21 | $3.21 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1.01 | $1.01 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $0.88 | $0.88 | Paid |
| Combined Rate | 2.5030% | 2.2429% | 2.0589% | 2.1382% | 2.2282% | +0.0900% | $19.03 | $19.03 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $950 | $854 | +11.2% |
| Assessed Value | $950 | $854 | +11.2% |
| Land Value | $950 | $854 | +11.2% |
| Improvement Value | — | — | — |
| Taxable Value | $950 | $854 | +11.2% |
| Total Tax 2026 = estimate |
~$21
Estimated
|
~$19
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $950 | $950 | +0 (+0.0%) |
| Taxable Value | $950 | $950 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $950 | $950 | — | — | $950 | $950 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $854 | $854 | — | — | $854 | $854 | ~$19 | Partial |
| 2024 | $— | — | — | — | $1,000 | $— | $21 | Verified |
| 2023 | $— | — | — | — | $90,000 | $— | $1,853 | Verified |
| 2022 | $— | — | — | — | $90,000 | $— | $2,019 | Verified |
| 2021 | $13,500 | — | — | — | $21,600 ! | $— | $541 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +11.2% | +11.2% | ~100% | Not available | Partial |
| 2025 | -14.6% | -14.6% | ~100% | Not available | Partial |
| 2024 | -98.9% ! | -98.9% | ~100% | 2.1400% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 2.0600% | Verified |
| 2022 | +316.7% ! | +316.7% | ~100% | 2.2400% | Verified |
| 2021 | base year | — | ~100% | 4.0000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -96.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +11.2% | -41.2% | -50.9% | +11.2% | 2026 | -93.7% | 2025 |
| Assessment Ratio | 100.0% | 120.0% | — | 160.0% | 2021 | 100.0% | 2025 |
| Effective Tax Rate (2025) | 2.2300% | 2.2300% | — | 2.2300% | 2025 | 2.2300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$19 | $280 | ~$3 | $541 | 2021 | $19 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$428 | ~$428 | ~2.1595% | ~$9 | -49.9% |
| 2027 | ~$215 | ~$215 | ~2.0908% | ~$4 | -74.8% |
| 2028 | ~$108 | ~$108 | ~2.0221% | ~$2 | -87.4% |
| 2029 | ~$54 | ~$54 | ~1.9534% | ~$1 | -93.7% |
| 2030 | ~$27 | ~$27 | ~1.8847% | ~$1 | -96.8% |
| 2026 | ~$811 | ~$811 | ~2.2282% | ~$18 | -5.0% |
| 2027 | ~$771 | ~$771 | ~2.2282% | ~$17 | -9.7% |
| 2028 | ~$732 | ~$732 | ~2.2282% | ~$16 | -14.3% |
| 2029 | ~$696 | ~$696 | ~2.2282% | ~$16 | -18.5% |
| 2030 | ~$661 | ~$661 | ~2.2282% | ~$15 | -22.6% |
| 2026 | ~$445 | ~$445 | ~2.1251% | ~$9 | -47.9% |
| 2027 | ~$232 | ~$232 | ~2.0221% | ~$5 | -72.8% |
| 2028 | ~$121 | ~$121 | ~1.9190% | ~$2 | -85.8% |
| 2029 | ~$63 | ~$63 | ~1.8160% | ~$1 | -92.6% |
| 2030 | ~$33 | ~$33 | ~1.7129% | ~$1 | -96.1% |
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.