2508 PECAN ST 140 78660
| Owner | SPOLETI SALON LLC |
|---|---|
| Parcel ID | 0274281506 |
| Short ID | 970332 |
| Type | Real |
| Use Code | 24 Commercial Space Condos |
| Valuation | Income |
| Improvement SF | 1,390 SF |
| Land SF | 3,480 SF |
| Acres | 0.080 |
| Year Built | 2022 |
| Legal | PECAN FLEX CONDOMINIUMS UNT 140 PLUS 4.00 % INT IN COM AREA |
| Neighborhood | NEA |
| Land | $34,799 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $34,799 |
| Improvement | $276,443 |
|---|---|
| Total Improvement | $276,443 |
| Market | $311,242 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $311,242 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $311,242 |
| Taxable Value | $311,242 |
|---|
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 $6,936. 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 11% of market value ($34,799 land vs $276,443 improvements), about $10/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Submarket Position: At $311,242, 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.
No delinquent taxes on record.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 2,000 SF | ✗ |
| 1ST | 1st Floor | 930 SF | ✓ |
| 2ND | 2nd Floor | 460 SF | ✓ |
Market value changed by 1314% in 2024, 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% | $3,445.14 | $3,445.14 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $1,665.14 | $1,665.14 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,169.79 | $1,169.79 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $367.34 | $367.34 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $288.72 | $288.72 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $6,936.13 | $6,936.13 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $313,103 | $311,242 | +0.6% |
| Assessed Value | $313,103 | $311,242 | +0.6% |
| Land Value | $34,799 | $34,799 | +0.0% |
| Improvement Value | $278,304 | $276,443 | +0.7% |
| Taxable Value | $313,103 | $311,242 | +0.6% |
| Total Tax 2026 = estimate |
~$6,978
Estimated
|
~$6,936
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $385,575 | $313,103 | -72,472 (-18.8%) |
| Taxable Value | $373,490 | $313,103 | -60,387 (-16.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $313,103 | $34,799 | $278,304 | — | $313,103 | $313,103 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $311,242 | $34,799 | $276,443 | — | $311,242 | $311,242 | ~$6,936 | Partial |
| 2024 | $— | — | — | — | $34,799 | $— | $10,805 | Verified |
| 2023 | $— | — | — | — | $34,799 | $— | $741 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +23.9% | +20.0% | 96.9% | Not available | Partial |
| 2025 | -36.7% | -36.7% | ~100% | Not available | Partial |
| 2024 | +1313.9% ! | +1313.9% | ~100% | 2.2000% | Verified |
| 2023 | base year | — | ~100% | 2.1300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +794.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.6% | +0.6% | — | +0.6% | 2026 | +0.6% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2025 | 100.0% | 2025 |
| 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 |
$6,936 | $6,936 | — | $6,936 | 2025 | $6,936 | 2025 |
In 2025, this property's market value of $311,242 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -78% 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 | $311,242 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | — | $661,016 | $1,438,465 | $3,471,171 | — | +0.0% |
| 2023 | — | $667,828 | $1,414,358 | $3,374,900 | — | +9.7% |
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.