ALANA FALLS AVE 78660
| Owner | TAYLOR MORRISON OF TEXAS INC |
|---|---|
| Parcel ID | 0264430116 |
| Short ID | 955029 |
| Type | Real |
| Use Code | 17 Clubhouse |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 107,079 SF |
| Acres | 2.458 |
| Year Built | — |
| Legal | LISSO TRACT PHS 1 BLK L LOT 16 (AMENITY CENTER) |
| Neighborhood | A5860 |
| Land | $1,689 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,689 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,689 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,689 |
| Value Limitation Adjustment (−) (homestead cap) | −$249 |
| Net Appraised (assessed) | $1,440 |
| Taxable Value | $1,440 |
|---|
Tax Burden: The combined rate across 5 taxing entities is 2.2285% in 2025 (+0.0325% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $32. Pflugerville ISD is the largest single contributor, at 49.7% of the total 2025 levy.
Asset Class: Multi-family residential. 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 ($1,689 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.
Submarket Position: At $1,689, this parcel sits in the bottom quartile (<25th percentile) of Multi-Family property in Travis County — county median $519,778 (P25 $438,669 / P75 $749,859, n=12,584). Multi-Family here is the broad TCAD category — every multi-family 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.
No delinquent taxes on record.
Market value changed by 144% in 2026, 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% | $15.94 | $15.94 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $7.70 | $7.70 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5.41 | $5.41 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1.70 | $1.70 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $1.34 | $1.34 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $32.09 | $32.09 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,128 | $1,689 | +144.4% |
| Assessed Value | $4,128 | $1,440 | +186.7% |
| Land Value | $1,634 | $1,689 | -3.3% |
| Improvement Value | $2,494 | — | — |
| Taxable Value | $4,128 | $1,440 | +186.7% |
| Total Tax 2026 = estimate |
~$92
Estimated
|
~$32
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,128 | $4,128 | +0 (+0.0%) |
| Taxable Value | $4,128 | $4,128 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,128 | $1,634 | $2,494 | — | $4,128 | $4,128 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,689 | $1,689 | — | −$249 | $1,440 | $1,440 | ~$32 | Partial |
| 2024 | $— | — | — | — | $1,600 | $— | $26 | Verified |
| 2023 | $— | — | — | — | $1,000 | $— | $21 | Verified |
| 2022 | $— | — | — | — | $750 | $— | $17 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +144.4% ! | +186.7% | ~100% | Not available | Partial |
| 2025 | +5.6% | +20.0% | 85.3% | Not available | Partial |
| 2024 | +60.0% | +20.0% | 75.0% | 1.6500% | Verified |
| 2023 | +33.3% | +33.3% | ~100% | 2.1300% | Verified |
| 2022 | base year | — | ~100% | 2.2400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +125.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +144.4% | +144.4% | — | +144.4% | 2026 | +144.4% | 2026 |
| Assessment Ratio | 100.0% | 92.7% | — | 100.0% | 2026 | 85.3% | 2025 |
| Effective Tax Rate (2025) | 1.9000% | 1.9000% | — | 1.9000% | 2025 | 1.9000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$32 | $32 | — | $32 | 2025 | $32 | 2025 |
In 2025, this property's market value of $1,689 places it in the bottom 25% for Multi-Family properties in Travis County (12584 comparable) — -100% below the county median of $519,778. Multi-Family here is the broad TCAD category — every multi-family 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 | $1,689 | $438,669 | $519,778 | $749,859 | ↓ Bottom 25% | -7.5% |
| 2024 | — | $467,458 | $564,615 | $848,565 | — | -6.3% |
| 2023 | — | $503,905 | $617,035 | $919,932 | — | +0.9% |
| 2022 | — | $506,618 | $615,058 | $906,429 | — | +39.1% |
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.