2509 W PECAN ST PFLUGERVILLE, TX 78660
| Owner | RIGGANVILLE LLC |
|---|---|
| Parcel ID | 0274280535 |
| Short ID | 755065 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 5,772 SF |
| Land SF | 47,524 SF |
| Acres | 1.091 |
| Year Built | 2013 |
| Legal | LOT 1 BLK A WHITE ROCK VETERINARY HOSPITAL |
| Neighborhood | 53NEA |
| Land | $712,859 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $712,859 |
| Improvement | $1,745,309 |
|---|---|
| Total Improvement | $1,745,309 |
| Market | $2,458,168 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,458,168 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,458,168 |
| Taxable Value | $2,458,168 |
|---|
Appreciation: Market value has risen +38.1% from $1,779,698 (2021) to $2,458,168 (2025), a CAGR of 8.4% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 1.7240% in 2025 (+0.0338% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $42,380. Pflugerville ISD is the largest single contributor, at 64.2% 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 29% of market value ($712,859 land vs $1,745,309 improvements), about $15/SF of land. Most value sits in the improvements, so building condition, age (~13 yrs), and rent roll drive the underwriting.
Submarket Position: At $2,458,168, this parcel sits in the upper-middle (50th–75th 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 +8.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,680,808 by 2030, with an estimated annual tax burden around $51,121. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 30,000 SF | ✗ |
| 1ST | 1st Floor | 5,120 SF | ✓ |
| 2ND | 2nd Floor | 652 SF | ✓ |
| 501 | CANOPY | 392 SF | ✗ |
| 611 | TERRACE | 392 SF | ✗ |
| 581C | STORAGE ATT COMM | 244 SF | ✓ |
| 541 | FENCE COMM LF | 108 SF | ✗ |
| 482 | LIGHT POLES | 3 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% | $27,209.46 | $27,209.46 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9,238.90 | $9,238.90 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,901.20 | $2,901.20 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $2,280.32 | $2,280.32 | Paid |
| E17 Travis County ESD #17 | 0.0450% | 0.0245% | 0.0230% | 0.0370% | 0.0305% | -0.0065% | $749.74 | $749.74 | Paid |
| Combined Rate | 1.9922% | 1.7860% | 1.6148% | 1.6902% | 1.7240% | +0.0338% | $42,379.62 | $42,379.62 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,760,695 | $2,458,168 | +12.3% |
| Assessed Value | $2,760,695 | $2,458,168 | +12.3% |
| Land Value | $712,859 | $712,859 | +0.0% |
| Improvement Value | $2,047,836 | $1,745,309 | +17.3% |
| Taxable Value | $2,760,695 | $2,458,168 | +12.3% |
| Total Tax 2026 = estimate |
~$47,595
Estimated
|
~$42,380
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,033,731 | $2,760,695 | -273,036 (-9.0%) |
| Taxable Value | $2,949,802 | $2,760,695 | -189,107 (-6.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,760,695 | $712,859 | $2,047,836 | — | $2,760,695 | $2,760,695 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,458,168 | $712,859 | $1,745,309 | — | $2,458,168 | $2,458,168 | ~$42,380 | Partial |
| 2024 | $2,644,000 | — | — | −$1,931,141 | $712,859 | $— | $42,877 | Verified |
| 2023 | $2,435,746 | — | — | −$1,722,887 | $712,859 | $— | $42,697 | Verified |
| 2022 | $2,097,100 | — | — | −$1,621,860 | $475,240 | $— | $43,503 | Verified |
| 2021 | $1,779,698 | — | — | −$1,304,458 | $475,240 | $— | $41,778 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +23.4% | +20.0% | 97.2% | Not available | Partial |
| 2025 | -9.6% | -9.6% | ~100% | Not available | Partial |
| 2024 | +2.9% | +2.9% | ~100% | 1.5800% | Verified |
| 2023 | +8.5% | +8.5% | ~100% | 1.6100% | Verified |
| 2022 | +16.1% | +16.1% | ~100% | 1.7900% | Verified |
| 2021 | base year | — | ~100% | 2.3500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +17.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +12.3% | +9.5% | +6.0% | +17.8% | 2022 | -7.0% | 2025 |
| Assessment Ratio | 100.0% | 50.9% | — | 100.0% | 2025 | 22.7% | 2022 |
| Effective Tax Rate (2025) | 1.7200% | 1.7200% | — | 1.7200% | 2025 | 1.7200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$42,380 | $42,647 | ~$47,668 | $43,503 | 2022 | $41,778 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,664,881 | ~$2,664,881 | ~1.6570% | ~$44,157 | +8.4% |
| 2027 | ~$2,888,978 | ~$2,888,978 | ~1.5900% | ~$45,934 | +17.5% |
| 2028 | ~$3,131,919 | ~$3,131,919 | ~1.5229% | ~$47,697 | +27.4% |
| 2029 | ~$3,395,289 | ~$3,395,289 | ~1.4559% | ~$49,432 | +38.1% |
| 2030 | ~$3,680,808 | ~$3,680,808 | ~1.3888% | ~$51,121 | +49.7% |
| 2026 | ~$2,615,718 | ~$2,615,718 | ~1.7240% | ~$45,096 | +6.4% |
| 2027 | ~$2,783,366 | ~$2,783,366 | ~1.7240% | ~$47,986 | +13.2% |
| 2028 | ~$2,961,758 | ~$2,961,758 | ~1.7240% | ~$51,062 | +20.5% |
| 2029 | ~$3,151,585 | ~$3,151,585 | ~1.7240% | ~$54,334 | +28.2% |
| 2030 | ~$3,353,577 | ~$3,353,577 | ~1.7240% | ~$57,817 | +36.4% |
| 2026 | ~$2,714,045 | ~$2,703,985 | ~1.6235% | ~$43,899 | +10.4% |
| 2027 | ~$2,996,556 | ~$2,974,383 | ~1.5229% | ~$45,298 | +21.9% |
| 2028 | ~$3,308,475 | ~$3,271,822 | ~1.4224% | ~$46,537 | +34.6% |
| 2029 | ~$3,652,862 | ~$3,599,004 | ~1.3218% | ~$47,572 | +48.6% |
| 2030 | ~$4,033,098 | ~$3,958,904 | ~1.2213% | ~$48,348 | +64.1% |
In 2025, this property's market value of $2,458,168 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +73% above 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 | $2,458,168 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,644,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,435,746 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,097,100 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,779,698 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above 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.