2500 HEATHERWILDE BLVD TX 78660
| Owner | VILLAGE @ NORTHTOWN LTD |
|---|---|
| Parcel ID | 0264281001 |
| Short ID | 784890 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 117,351 SF |
| Acres | 2.694 |
| Year Built | — |
| Legal | LOT 6 BLK A VILLAGE AT NORTHTOWN SEC 1 |
| Neighborhood | 1NE2 |
| Land | $1,056,156 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,056,156 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,056,156 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,056,156 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,056,156 |
| Taxable Value | $1,056,156 |
|---|
Appreciation: Market value has risen +43.8% from $734,600 (2021) to $1,056,156 (2025), a CAGR of 9.5% over 4 years. This is strong appreciation — well above typical inflation. 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. Over the same span, the median Land/Vacant parcel countywide rose +487.2%, so this parcel has lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 2.2440% in 2025 (+0.0313% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $23,700. Pflugerville ISD is the largest single contributor, at 49.3% of the total 2025 levy.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 100% of market value ($1,056,156 land vs $0 improvements), about $9/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.
Submarket Position: At $1,056,156, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant property countywide, any size or use — not a use-code-specific peer group. See the Peer Set and the Where This Property Stands benchmark below, which narrows to this property's actual use code, for parcel-level comparables.
Forward Outlook: Holding the +9.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,662,741 by 2030, with an estimated annual tax burden around $29,765. 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 150% in 2023, 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% | $11,690.59 | $11,690.59 | Paid |
| U84 Northtown MUD | 0.6150% | 0.5725% | 0.5525% | 0.5225% | 0.5200% | -0.0025% | $5,492.01 | $5,492.01 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,969.51 | $3,969.51 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,246.51 | $1,246.51 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $979.74 | $979.74 | Paid |
| E17 Travis County ESD #17 | 0.0450% | 0.0245% | 0.0230% | 0.0370% | 0.0305% | -0.0065% | $322.13 | $322.13 | Paid |
| Combined Rate | 2.6072% | 2.3585% | 2.1673% | 2.2127% | 2.2440% | +0.0313% | $23,700.49 | $23,700.49 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,056,156 | $1,056,156 | +0.0% |
| Assessed Value | $1,056,156 | $1,056,156 | +0.0% |
| Land Value | $1,056,156 | $1,056,156 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,056,156 | $1,056,156 | +0.0% |
| Total Tax 2026 = estimate |
~$23,700
Estimated
|
~$23,700
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,056,156 | $1,056,156 | +0 (+0.0%) |
| Taxable Value | $1,056,156 | $1,056,156 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,056,156 | $1,056,156 | — | — | $1,056,156 | $1,056,156 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,056,156 | $1,056,156 | — | — | $1,056,156 | $1,056,156 | ~$23,700 | Partial |
| 2024 | $— | — | — | — | $1,056,156 | $— | $23,370 | Verified |
| 2023 | $— | — | — | — | $1,056,156 | $— | $22,891 | Verified |
| 2022 | $— | — | — | — | $422,462 | $— | $9,964 | Verified |
| 2021 | $734,600 | — | — | −$312,137 | $422,463 | $— | $11,014 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 2.2100% | Verified |
| 2023 | +150.0% ! | +150.0% | ~100% | 2.1700% | Verified |
| 2022 | -42.5% | -42.5% | ~100% | 2.3600% | Verified |
| 2021 | base year | — | ~100% | 1.5000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +43.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +21.9% | +9.5% | +43.8% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 85.8% | — | 100.0% | 2025 | 57.5% | 2021 |
| Effective Tax Rate (2025) | 2.2400% | 2.2400% | — | 2.2400% | 2025 | 2.2400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$23,700 | $17,357 | ~$27,338 | $23,700 | 2025 | $11,014 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,156,505 | ~$1,156,505 | ~2.1532% | ~$24,902 | +9.5% |
| 2027 | ~$1,266,388 | ~$1,266,388 | ~2.0625% | ~$26,119 | +19.9% |
| 2028 | ~$1,386,711 | ~$1,386,711 | ~1.9717% | ~$27,341 | +31.3% |
| 2029 | ~$1,518,467 | ~$1,518,467 | ~1.8809% | ~$28,561 | +43.8% |
| 2030 | ~$1,662,741 | ~$1,662,741 | ~1.7901% | ~$29,765 | +57.4% |
| 2026 | ~$1,135,381 | ~$1,135,381 | ~2.2440% | ~$25,478 | +7.5% |
| 2027 | ~$1,220,550 | ~$1,220,550 | ~2.2440% | ~$27,390 | +15.6% |
| 2028 | ~$1,312,107 | ~$1,312,107 | ~2.2440% | ~$29,444 | +24.2% |
| 2029 | ~$1,410,532 | ~$1,410,532 | ~2.2440% | ~$31,653 | +33.6% |
| 2030 | ~$1,516,340 | ~$1,516,340 | ~2.2440% | ~$34,027 | +43.6% |
| 2026 | ~$1,177,628 | ~$1,177,628 | ~2.1079% | ~$24,823 | +11.5% |
| 2027 | ~$1,313,070 | ~$1,313,070 | ~1.9717% | ~$25,889 | +24.3% |
| 2028 | ~$1,464,090 | ~$1,464,090 | ~1.8355% | ~$26,873 | +38.6% |
| 2029 | ~$1,632,480 | ~$1,632,480 | ~1.6993% | ~$27,741 | +54.6% |
| 2030 | ~$1,820,236 | ~$1,820,236 | ~1.5631% | ~$28,453 | +72.3% |
In 2025, this property's market value of $1,056,156 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 12× the county median of $85,028. Land/Vacant here is the broad TCAD category — every land/vacant property countywide, any size or use — not a use-code-specific peer group. Use the Use Code filter above to narrow to this property's actual type.
| Year | This Property | Bottom 25% | Median | Top 25% | Position | Group YoY |
|---|---|---|---|---|---|---|
| 2025 | $1,056,156 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | — | $23,000 | $66,000 | $330,000 | — | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $734,600 | $6,000 | $14,480 | $80,000 | ↑ Top 25% | base yr |
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.