401 W PECAN ST TX 78660
| Owner | WRENBAR LTD |
|---|---|
| Parcel ID | 0272381103 |
| Short ID | 275978 |
| Type | Real |
| Use Code | 30 Strip Center (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 9,013 SF |
| Land SF | 25,000 SF |
| Acres | 0.574 |
| Year Built | 1983 |
| Legal | LOT 3-4 BLK 2 PFLUGER ERNEST ADDN |
| Neighborhood | 30PFL/FNE |
| Land | $375,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $375,000 |
| Improvement | $609,205 |
|---|---|
| Total Improvement | $609,205 |
| Market | $984,205 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $984,205 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $984,205 |
| Taxable Value | $984,205 |
|---|
Appreciation: Market value has risen +45.5% from $676,200 (2021) to $984,205 (2025), a CAGR of 9.8% over 4 years. 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. Over the same span, the median Commercial parcel countywide rose +24.1%, so this parcel has outpaced the broader commercial market over the same period.
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 $21,933. Pflugerville ISD is the largest single contributor, at 49.7% of the total 2025 levy.
Asset Class: Commercial. No homestead exemptions apply — full market value is taxable. This is valued using the income approach, so changes in rent roll or occupancy move the appraisal more directly than they would for a cost-approach property.
Value Composition: Land carries 38% of market value ($375,000 land vs $609,205 improvements), about $15/SF of land. Most value sits in the improvements, so building condition, age (~43 yrs), and rent roll drive the underwriting.
Submarket Position: At $984,205, this parcel sits in the lower-middle (25th–50th percentile) of Commercial property in Travis County — county median $1,417,484 (P25 $649,268 / P75 $3,347,260, n=13,608). Commercial here is the broad TCAD category — every commercial 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 +9.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,573,434 by 2030, with an estimated annual tax burden around $31,034. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 20,000 SF | ✗ |
| 1ST | 1st Floor | 7,213 SF | ✓ |
| 2ND | 2nd Floor | 1,800 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,238 SF | ✗ |
| 501 | CANOPY | 1,224 SF | ✗ |
| 611 | TERRACE | 1,224 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 272 SF | ✗ |
| 251 | BATHROOM | 1 SF | ✓ |
| 522C | FIREPLACE COMM | 1 SF | ✓ |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| 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% | $10,894.17 | $10,894.17 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $5,265.50 | $5,265.50 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,699.09 | $3,699.09 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,161.59 | $1,161.59 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $913.00 | $913.00 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $21,933.35 | $21,933.35 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $917,791 | $984,205 | -6.7% |
| Assessed Value | $917,791 | $984,205 | -6.7% |
| Land Value | $375,000 | $375,000 | +0.0% |
| Improvement Value | $542,791 | $609,205 | -10.9% |
| Taxable Value | $917,791 | $984,205 | -6.7% |
| Total Tax 2026 = estimate |
~$20,453
Estimated
|
~$21,933
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $973,529 | $917,791 | -55,738 (-5.7%) |
| Taxable Value | $973,529 | $917,791 | -55,738 (-5.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $917,791 | $375,000 | $542,791 | — | $917,791 | $917,791 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $984,205 | $375,000 | $609,205 | — | $984,205 | $984,205 | ~$21,933 | Partial |
| 2024 | $774,900 | — | — | −$399,900 | $375,000 | $— | $19,082 | Verified |
| 2023 | $633,000 | — | — | −$233,000 | $400,000 | $— | $16,490 | Verified |
| 2022 | $589,697 | — | — | −$189,697 | $400,000 | $— | $14,197 | Verified |
| 2021 | $676,200 | — | — | −$276,200 | $400,000 | $— | $14,350 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -1.1% | -1.1% | ~100% | Not available | Partial |
| 2025 | +13.3% | +13.3% | ~100% | Not available | Partial |
| 2024 | +12.1% | +12.1% | ~100% | 2.2000% | Verified |
| 2023 | +22.4% | +22.4% | ~100% | 2.1300% | Verified |
| 2022 | -25.6% | -25.6% | ~100% | 2.2400% | Verified |
| 2021 | base year | — | ~100% | 2.1200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +15.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -6.7% | +7.4% | +11.4% | +27.0% | 2025 | -12.8% | 2022 |
| Assessment Ratio | 100.0% | 73.1% | — | 100.0% | 2025 | 48.4% | 2024 |
| 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 |
$21,933 | $17,211 | ~$27,173 | $21,933 | 2025 | $14,197 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,081,031 | ~$1,081,031 | ~2.1773% | ~$23,537 | +9.8% |
| 2027 | ~$1,187,383 | ~$1,187,383 | ~2.1261% | ~$25,244 | +20.6% |
| 2028 | ~$1,304,198 | ~$1,304,198 | ~2.0748% | ~$27,060 | +32.5% |
| 2029 | ~$1,432,504 | ~$1,432,504 | ~2.0236% | ~$28,988 | +45.5% |
| 2030 | ~$1,573,434 | ~$1,573,434 | ~1.9724% | ~$31,034 | +59.9% |
| 2026 | ~$1,061,347 | ~$1,061,347 | ~2.2285% | ~$23,652 | +7.8% |
| 2027 | ~$1,144,535 | ~$1,144,535 | ~2.2285% | ~$25,506 | +16.3% |
| 2028 | ~$1,234,244 | ~$1,234,244 | ~2.2285% | ~$27,506 | +25.4% |
| 2029 | ~$1,330,984 | ~$1,330,984 | ~2.2285% | ~$29,661 | +35.2% |
| 2030 | ~$1,435,306 | ~$1,435,306 | ~2.2285% | ~$31,986 | +45.8% |
| 2026 | ~$1,100,715 | ~$1,082,626 | ~2.1517% | ~$23,295 | +11.8% |
| 2027 | ~$1,231,018 | ~$1,190,888 | ~2.0748% | ~$24,709 | +25.1% |
| 2028 | ~$1,376,746 | ~$1,309,977 | ~1.9980% | ~$26,173 | +39.9% |
| 2029 | ~$1,539,725 | ~$1,440,975 | ~1.9211% | ~$27,683 | +56.4% |
| 2030 | ~$1,721,997 | ~$1,585,072 | ~1.8443% | ~$29,233 | +75.0% |
In 2025, this property's market value of $984,205 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -31% below the county median of $1,417,484. Commercial here is the broad TCAD category — every commercial 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 | $984,205 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $774,900 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $633,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $589,697 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $676,200 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below median | 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.