1406 THREE POINTS RD TX 78660
| Owner | PERRY COMPANY THE |
|---|---|
| Parcel ID | 0274280704 |
| Short ID | 481406 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 21,240 SF |
| Land SF | 87,120 SF |
| Acres | 2.000 |
| Year Built | 1986 |
| Legal | ABS 2156 SUR 97 THOMPSON E Q ACR 2.00 |
| Neighborhood | 64FNOR |
| Land | $435,600 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $435,600 |
| Improvement | $2,853,400 |
|---|---|
| Total Improvement | $2,853,400 |
| Market | $3,289,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,289,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,289,000 |
| Taxable Value | $3,289,000 |
|---|
Appreciation: Market value has risen +34.2% from $2,450,000 (2021) to $3,289,000 (2025), a CAGR of 7.6% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2025→2026), 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 1.7240% in 2025 (+0.0338% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $56,703. 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 13% of market value ($435,600 land vs $2,853,400 improvements), about $5/SF of land. Most value sits in the improvements, so building condition, age (~40 yrs), and rent roll drive the underwriting.
Submarket Position: At $3,289,000, 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 +7.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,752,653 by 2030, with an estimated annual tax burden around $66,007. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 33,720 SF | ✗ |
| 1ST | 1st Floor | 21,240 SF | ✓ |
| 881 | COMMCL FINISHOUT | 2,680 SF | ✓ |
| 501 | CANOPY | 280 SF | ✗ |
| 611 | TERRACE | 240 SF | ✗ |
| 327 | STORAGE COMM'L | 160 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% | $36,405.94 | $36,405.94 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $12,361.54 | $12,361.54 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,881.78 | $3,881.78 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $3,051.04 | $3,051.04 | Paid |
| E17 Travis County ESD #17 | 0.0450% | 0.0245% | 0.0230% | 0.0370% | 0.0305% | -0.0065% | $1,003.15 | $1,003.15 | Paid |
| Combined Rate | 1.9922% | 1.7860% | 1.6148% | 1.6902% | 1.7240% | +0.0338% | $56,703.45 | $56,703.45 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,840,000 | $3,289,000 | +16.8% |
| Assessed Value | $3,840,000 | $3,289,000 | +16.8% |
| Land Value | $435,600 | $435,600 | +0.0% |
| Improvement Value | $3,404,400 | $2,853,400 | +19.3% |
| Taxable Value | $3,840,000 | $3,289,000 | +16.8% |
| Total Tax 2026 = estimate |
~$66,203
Estimated
|
~$56,703
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,984,428 | $3,840,000 | -144,428 (-3.6%) |
| Taxable Value | $3,946,800 | $3,840,000 | -106,800 (-2.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,840,000 | $435,600 | $3,404,400 | — | $3,840,000 | $3,840,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,289,000 | $435,600 | $2,853,400 | — | $3,289,000 | $3,289,000 | ~$56,703 | Partial |
| 2024 | $3,165,400 | — | — | −$2,729,800 | $435,600 | $— | $56,622 | Verified |
| 2023 | $3,000,000 | — | — | −$2,564,400 | $435,600 | $— | $51,116 | Verified |
| 2022 | $2,450,000 | — | — | −$2,014,400 | $435,600 | $— | $53,581 | Verified |
| 2021 | $2,450,000 | — | — | −$2,014,400 | $435,600 | $— | $48,808 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +21.1% | +20.0% | 99.1% | Not available | Partial |
| 2025 | -1.8% | -1.8% | ~100% | Not available | Partial |
| 2024 | +5.8% | +5.8% | ~100% | 1.6900% | Verified |
| 2023 | -1.3% | -1.3% | ~100% | 1.6100% | Verified |
| 2022 | +30.9% | +30.9% | ~100% | 1.6700% | Verified |
| 2021 | base year | — | ~100% | 1.9900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +34.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +16.8% | +9.7% | +4.6% | +22.4% | 2023 | +0.0% | 2022 |
| Assessment Ratio | 100.0% | 44.0% | — | 100.0% | 2025 | 13.8% | 2024 |
| 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 |
$56,703 | $53,366 | ~$62,402 | $56,703 | 2025 | $48,808 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,540,286 | ~$3,540,286 | ~1.6570% | ~$58,662 | +7.6% |
| 2027 | ~$3,810,770 | ~$3,810,770 | ~1.5900% | ~$60,590 | +15.9% |
| 2028 | ~$4,101,920 | ~$4,101,920 | ~1.5229% | ~$62,469 | +24.7% |
| 2029 | ~$4,415,315 | ~$4,415,315 | ~1.4559% | ~$64,282 | +34.2% |
| 2030 | ~$4,752,653 | ~$4,752,653 | ~1.3888% | ~$66,007 | +44.5% |
| 2026 | ~$3,474,506 | ~$3,474,506 | ~1.7240% | ~$59,902 | +5.6% |
| 2027 | ~$3,670,474 | ~$3,670,474 | ~1.7240% | ~$63,280 | +11.6% |
| 2028 | ~$3,877,496 | ~$3,877,496 | ~1.7240% | ~$66,849 | +17.9% |
| 2029 | ~$4,096,194 | ~$4,096,194 | ~1.7240% | ~$70,620 | +24.5% |
| 2030 | ~$4,327,227 | ~$4,327,227 | ~1.7240% | ~$74,603 | +31.6% |
| 2026 | ~$3,606,066 | ~$3,606,066 | ~1.6235% | ~$58,544 | +9.6% |
| 2027 | ~$3,953,697 | ~$3,953,697 | ~1.5229% | ~$60,212 | +20.2% |
| 2028 | ~$4,334,841 | ~$4,334,841 | ~1.4224% | ~$61,657 | +31.8% |
| 2029 | ~$4,752,728 | ~$4,752,728 | ~1.3218% | ~$62,822 | +44.5% |
| 2030 | ~$5,210,900 | ~$5,210,900 | ~1.2213% | ~$63,639 | +58.4% |
In 2025, this property's market value of $3,289,000 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +132% 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 | $3,289,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $3,165,400 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $3,000,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,450,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,450,000 | $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.