102 W PECAN ST TX 78660
| Owner | PECAN STREET OFFICE LLC |
|---|---|
| Parcel ID | 0272402013 |
| Short ID | 276170 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 2,050 SF |
| Land SF | 11,250 SF |
| Acres | 0.258 |
| Year Built | 1940 |
| Legal | LOT 4-6 BLK 2 PFLUGERVILLE |
| Neighborhood | 59NEA |
| Land | $168,750 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $168,750 |
| Improvement | $256,224 |
|---|---|
| Total Improvement | $256,224 |
| Market | $424,974 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $424,974 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $424,974 |
| Taxable Value | $424,974 |
|---|
Appreciation: Market value has fallen -19.4% from $527,174 (2021) to $424,974 (2025), a CAGR of -5.2% over 4 years. Growth has been relatively flat for this asset class. 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 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 $9,471. 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 40% of market value ($168,750 land vs $256,224 improvements), about $15/SF of land. Most value sits in the improvements, so building condition, age (~86 yrs), and rent roll drive the underwriting.
Submarket Position: At $424,974, this parcel sits in the bottom quartile (<25th 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 -5.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $324,618 by 2030, with an estimated annual tax burden around $6,403. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,050 SF | ✗ |
| 1ST | 1st Floor | 1,420 SF | ✓ |
| 581C | STORAGE ATT COMM | 630 SF | ✓ |
| 2ND | 2nd Floor | 630 SF | ✓ |
| 513C | DECK COVERD COMM | 270 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 132 SF | ✗ |
| 512C | DECK UNCOVRED COMM | 90 SF | ✗ |
| 251 | BATHROOM | 1 SF | ✓ |
Market value changed by 126% 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% | $4,704.04 | $4,704.04 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $2,273.61 | $2,273.61 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,597.24 | $1,597.24 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $501.57 | $501.57 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $394.23 | $394.23 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $9,470.69 | $9,470.69 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $499,373 | $424,974 | +17.5% |
| Assessed Value | $499,373 | $424,974 | +17.5% |
| Land Value | $168,750 | $168,750 | +0.0% |
| Improvement Value | $330,623 | $256,224 | +29.0% |
| Taxable Value | $499,373 | $424,974 | +17.5% |
| Total Tax 2026 = estimate |
~$11,129
Estimated
|
~$9,471
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $961,058 | $499,373 | -461,685 (-48.0%) |
| Taxable Value | $509,969 | $499,373 | -10,596 (-2.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $499,373 | $168,750 | $330,623 | — | $499,373 | $499,373 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $424,974 | $168,750 | $256,224 | — | $424,974 | $424,974 | ~$9,471 | Partial |
| 2024 | $549,572 | — | — | −$380,822 | $168,750 | $— | $10,492 | Verified |
| 2023 | $549,572 | — | — | −$369,572 | $180,000 | $— | $11,695 | Verified |
| 2022 | $549,572 | — | — | −$369,572 | $180,000 | $— | $12,326 | Verified |
| 2021 | $527,174 | — | — | −$347,174 | $180,000 | $— | $13,374 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +126.1% ! | +20.0% | 53.1% | Not available | Partial |
| 2025 | -17.3% | -17.3% | ~100% | Not available | Partial |
| 2024 | -9.2% | -9.2% | ~100% | 2.0400% | Verified |
| 2023 | -7.9% | -7.9% | ~100% | 2.0700% | Verified |
| 2022 | +11.8% | +11.8% | ~100% | 2.0100% | Verified |
| 2021 | base year | — | ~100% | 2.5400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -22.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +17.5% | -0.2% | -8.1% | +17.5% | 2026 | -22.7% | 2025 |
| Assessment Ratio | 100.0% | 55.1% | — | 100.0% | 2025 | 30.7% | 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 |
$9,471 | $11,472 | ~$7,544 | $13,374 | 2021 | $9,471 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$402,684 | ~$402,684 | ~2.1773% | ~$8,768 | -5.2% |
| 2027 | ~$381,563 | ~$381,563 | ~2.1261% | ~$8,112 | -10.2% |
| 2028 | ~$361,550 | ~$361,550 | ~2.0748% | ~$7,502 | -14.9% |
| 2029 | ~$342,587 | ~$342,587 | ~2.0236% | ~$6,933 | -19.4% |
| 2030 | ~$324,618 | ~$324,618 | ~1.9724% | ~$6,403 | -23.6% |
| 2026 | ~$403,725 | ~$403,725 | ~2.2285% | ~$8,997 | -5.0% |
| 2027 | ~$383,539 | ~$383,539 | ~2.2285% | ~$8,547 | -9.8% |
| 2028 | ~$364,362 | ~$364,362 | ~2.2285% | ~$8,120 | -14.3% |
| 2029 | ~$346,144 | ~$346,144 | ~2.2285% | ~$7,714 | -18.5% |
| 2030 | ~$328,837 | ~$328,837 | ~2.2285% | ~$7,328 | -22.6% |
| 2026 | ~$411,184 | ~$411,184 | ~2.1517% | ~$8,847 | -3.2% |
| 2027 | ~$397,841 | ~$397,841 | ~2.0748% | ~$8,254 | -6.4% |
| 2028 | ~$384,931 | ~$384,931 | ~1.9980% | ~$7,691 | -9.4% |
| 2029 | ~$372,440 | ~$372,440 | ~1.9211% | ~$7,155 | -12.4% |
| 2030 | ~$360,354 | ~$360,354 | ~1.8443% | ~$6,646 | -15.2% |
In 2025, this property's market value of $424,974 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -70% 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 | $424,974 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $549,572 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $549,572 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $549,572 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $527,174 | $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.