100 W PECAN ST TX 78660
| Owner | TWO BREWS HOLDINGS LLC |
|---|---|
| Parcel ID | 0272402010 |
| Short ID | 276169 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 2,400 SF |
| Land SF | 11,271 SF |
| Acres | 0.259 |
| Year Built | 1973 |
| Legal | LOT 1-3 BLK 2 PFLUGERVILLE |
| Neighborhood | 20PFL/FNE |
| Land | $169,065 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $169,065 |
| Improvement | $569,728 |
|---|---|
| Total Improvement | $569,728 |
| Market | $738,793 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $738,793 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $738,793 |
| Taxable Value | $738,793 |
|---|
Appreciation: Market value has fallen -3.1% from $762,554 (2021) to $738,793 (2025), a CAGR of -0.8% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→2022), 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 lagged 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 $16,464. 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 23% of market value ($169,065 land vs $569,728 improvements), about $15/SF of land. Most value sits in the improvements, so building condition, age (~53 yrs), and rent roll drive the underwriting.
Submarket Position: At $738,793, 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 -0.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $710,130 by 2030, with an estimated annual tax burden around $14,006. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 6,569 SF | ✗ |
| 1ST | 1st Floor | 2,400 SF | ✓ |
| 611 | TERRACE | 522 SF | ✗ |
| 501 | CANOPY | 406 SF | ✗ |
| 541 | FENCE COMM LF | 36 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% | $8,177.70 | $8,177.70 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $3,952.54 | $3,952.54 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,776.72 | $2,776.72 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $871.95 | $871.95 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $685.34 | $685.34 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $16,464.25 | $16,464.25 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $738,793 | $738,793 | +0.0% |
| Assessed Value | $738,793 | $738,793 | +0.0% |
| Land Value | $169,065 | $169,065 | +0.0% |
| Improvement Value | $569,728 | $569,728 | +0.0% |
| Taxable Value | $738,793 | $738,793 | +0.0% |
| Total Tax 2026 = estimate |
~$16,464
Estimated
|
~$16,464
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $738,793 | $738,793 | +0 (+0.0%) |
| Taxable Value | $738,793 | $738,793 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $738,793 | $169,065 | $569,728 | — | $738,793 | $738,793 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $738,793 | $169,065 | $569,728 | — | $738,793 | $738,793 | ~$16,464 | Partial |
| 2024 | $757,468 | — | — | −$588,403 | $169,065 | $— | $16,560 | Verified |
| 2023 | $697,738 | — | — | −$517,402 | $180,336 | $— | $16,119 | Verified |
| 2022 | $650,000 | — | — | −$469,664 | $180,336 | $— | $15,649 | Verified |
| 2021 | $762,554 | — | — | −$582,218 | $180,336 | $— | $15,818 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | -2.0% | -2.0% | ~100% | Not available | Partial |
| 2024 | -0.4% | -0.4% | ~100% | 2.2000% | Verified |
| 2023 | +8.6% | +8.6% | ~100% | 2.1300% | Verified |
| 2022 | +3.4% | +3.4% | ~100% | 2.2400% | Verified |
| 2021 | base year | — | ~100% | 2.0700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +9.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -0.3% | -0.8% | +8.6% | 2024 | -14.8% | 2022 |
| Assessment Ratio | 100.0% | 49.9% | — | 100.0% | 2025 | 22.3% | 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 |
$16,464 | $16,122 | ~$14,976 | $16,560 | 2024 | $15,649 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$732,969 | ~$732,969 | ~2.1773% | ~$15,959 | -0.8% |
| 2027 | ~$727,192 | ~$727,192 | ~2.1261% | ~$15,461 | -1.6% |
| 2028 | ~$721,459 | ~$721,459 | ~2.0748% | ~$14,969 | -2.3% |
| 2029 | ~$715,772 | ~$715,772 | ~2.0236% | ~$14,484 | -3.1% |
| 2030 | ~$710,130 | ~$710,130 | ~1.9724% | ~$14,006 | -3.9% |
| 2026 | ~$718,193 | ~$718,193 | ~2.2285% | ~$16,005 | -2.8% |
| 2027 | ~$698,168 | ~$698,168 | ~2.2285% | ~$15,559 | -5.5% |
| 2028 | ~$678,702 | ~$678,702 | ~2.2285% | ~$15,125 | -8.1% |
| 2029 | ~$659,778 | ~$659,778 | ~2.2285% | ~$14,703 | -10.7% |
| 2030 | ~$641,381 | ~$641,381 | ~2.2285% | ~$14,293 | -13.2% |
| 2026 | ~$747,745 | ~$747,745 | ~2.1517% | ~$16,089 | +1.2% |
| 2027 | ~$756,806 | ~$756,806 | ~2.0748% | ~$15,702 | +2.4% |
| 2028 | ~$765,976 | ~$765,976 | ~1.9980% | ~$15,304 | +3.7% |
| 2029 | ~$775,258 | ~$775,258 | ~1.9211% | ~$14,894 | +4.9% |
| 2030 | ~$784,652 | ~$784,652 | ~1.8443% | ~$14,471 | +6.2% |
In 2025, this property's market value of $738,793 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -48% 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 | $738,793 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $757,468 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $697,738 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $650,000 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $762,554 | $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.