2201 FORGETMENOT LN TX 78660
| Owner | FRITZ KEITH ANDREW & PIERINA INCIARTE |
|---|---|
| Parcel ID | 0260381431 |
| Short ID | 932572 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,628 SF |
| Land SF | 6,495 SF |
| Acres | 0.149 |
| Year Built | 2022 |
| Legal | LOT 29 BLK M ENTRADA PHS 4 |
| Neighborhood | A5850 |
| Land | $98,316 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $98,316 |
| Improvement | $242,591 |
|---|---|
| Total Improvement | $242,591 |
| Market | $340,907 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $340,907 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $340,907 |
| Taxable Value | $340,907 |
|---|
Appreciation: Market value has risen +2172.7% from $15,000 (2021) to $340,907 (2025), a CAGR of 118.3% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2024), 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 $5,877. Pflugerville ISD is the largest single contributor, at 55.7% 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 ($98,316 land vs $242,591 improvements), about $15/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 +118.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $16,916,743 by 2030, with an estimated annual tax burden around $7,625. 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 | 1,628 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,628 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 380 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 38 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 411 | SOLAR DEVICES RESIDENTIAL | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 233% 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% | $2,223.84 | $2,223.84 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,025.03 | $1,025.03 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $321.88 | $321.88 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $316.24 | $316.24 | Paid |
| E17 Travis County ESD #17 | 0.0450% | 0.0245% | 0.0230% | 0.0370% | 0.0305% | -0.0065% | $103.98 | $103.98 | Paid |
| Combined Rate | 1.9922% | 1.7860% | 1.6148% | 1.6902% | 1.7240% | +0.0338% | $3,990.97 | $3,990.97 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $333,000 | $340,907 | -2.3% |
| Assessed Value | $333,000 | $340,907 | -2.3% |
| Land Value | $104,983 | $98,316 | +6.8% |
| Improvement Value | $228,017 | $242,591 | -6.0% |
| Taxable Value | $266,400 | $340,907 | -21.9% |
| Exemptions | HS | H | |
| Total Tax 2026 = estimate |
~$4,593
Estimated
|
~$3,991
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $360,438 | $333,000 | -27,438 (-7.6%) |
| Taxable Value | $288,350 | $266,400 | -21,950 (-7.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $333,000 | $104,983 | $228,017 | — | $333,000 | $266,400 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $340,907 | $98,316 | $242,591 | — | $340,907 | $340,907 | ~$3,991 | Partial |
| 2024 | $394,000 | — | — | −$294,000 | $100,000 | $— | $5,990 | Verified |
| 2023 | $— | — | — | — | $100,000 | $— | $6,362 | Verified |
| 2022 | $— | — | — | — | $80,000 | $— | $1,429 | Verified |
| 2021 | $15,000 | — | — | — | $24,000 ! | $— | $478 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +5.7% | +5.7% | ~100% | Not available | Partial |
| 2025 | -5.6% | -5.6% | ~100% | Not available | Partial |
| 2024 | -8.3% | -8.3% | ~100% | 1.6600% | Verified |
| 2023 | +392.5% ! | +392.5% | ~100% | 1.6100% | Verified |
| 2022 | +233.3% ! | +233.3% | ~100% | 1.7900% | Verified |
| 2021 | base year | — | ~100% | 3.1900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1320.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -2.3% | +837.0% | +119.4% | +2526.7% | 2024 | -13.5% | 2025 |
| Assessment Ratio | 100.0% | 96.3% | — | 160.0% | 2021 | 25.4% | 2024 |
| Effective Tax Rate (2025) | 1.1700% | 1.1700% | — | 1.1700% | 2025 | 1.1700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$3,991 | $3,486 | ~$6,915 | $5,990 | 2024 | $478 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$744,341 | ~$374,998 | ~1.6570% | ~$6,214 | +118.3% |
| 2027 | ~$1,625,205 | ~$412,497 | ~1.5900% | ~$6,559 | +376.7% |
| 2028 | ~$3,548,497 | ~$453,747 | ~1.5229% | ~$6,910 | +940.9% |
| 2029 | ~$7,747,839 | ~$499,122 | ~1.4559% | ~$7,267 | +2172.7% |
| 2030 | ~$16,916,743 | ~$549,034 | ~1.3888% | ~$7,625 | +4862.3% |
| 2026 | ~$737,523 | ~$374,998 | ~1.7240% | ~$6,465 | +116.3% |
| 2027 | ~$1,595,568 | ~$412,497 | ~1.7240% | ~$7,112 | +368.0% |
| 2028 | ~$3,451,875 | ~$453,747 | ~1.7240% | ~$7,823 | +912.6% |
| 2029 | ~$7,467,836 | ~$499,122 | ~1.7240% | ~$8,605 | +2090.6% |
| 2030 | ~$16,156,023 | ~$549,034 | ~1.7240% | ~$9,466 | +4639.1% |
| 2026 | ~$751,159 | ~$374,998 | ~1.6235% | ~$6,088 | +120.3% |
| 2027 | ~$1,655,115 | ~$412,497 | ~1.5229% | ~$6,282 | +385.5% |
| 2028 | ~$3,646,905 | ~$453,747 | ~1.4224% | ~$6,454 | +969.8% |
| 2029 | ~$8,035,643 | ~$499,122 | ~1.3218% | ~$6,597 | +2257.1% |
| 2030 | ~$17,705,851 | ~$549,034 | ~1.2213% | ~$6,705 | +5093.7% |
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.