2401 W PECAN ST TX 78660
| Owner | MILLER BRIAN T |
|---|---|
| Parcel ID | 0274300402 |
| Short ID | 277024 |
| Type | Real |
| Use Code | 52 Office Medium (10–35,000 SF) |
| Valuation | Income |
| Improvement SF | 17,284 SF |
| Land SF | 23,087 SF |
| Acres | 0.530 |
| Year Built | 1985 |
| Legal | ABS 163 SUR 63 CUNNINGHAM L C ACR .530 |
| Neighborhood | 52NEA |
| Land | $346,305 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $346,305 |
| Improvement | $637,695 |
|---|---|
| Total Improvement | $637,695 |
| Market | $984,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $984,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $984,000 |
| Taxable Value | $984,000 |
|---|
Appreciation: Market value has fallen -26.1% from $1,331,600 (2021) to $984,000 (2025), a CAGR of -7.3% 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 1.7240% in 2025 (+0.0338% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $16,964. 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 35% of market value ($346,305 land vs $637,695 improvements), about $15/SF of land. Most value sits in the improvements, so building condition, age (~41 yrs), and rent roll drive the underwriting.
Submarket Position: At $984,000, 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 -7.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $674,174 by 2030, with an estimated annual tax burden around $9,363. 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 | 9,780 SF | ✗ |
| 2ND | 2nd Floor | 8,914 SF | ✓ |
| 1ST | 1st Floor | 8,370 SF | ✓ |
| 501 | CANOPY | 744 SF | ✗ |
| 511 | DECK | 200 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% | $10,891.90 | $10,891.90 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,698.31 | $3,698.31 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,161.35 | $1,161.35 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $912.81 | $912.81 | Paid |
| E17 Travis County ESD #17 | 0.0450% | 0.0245% | 0.0230% | 0.0370% | 0.0305% | -0.0065% | $300.12 | $300.12 | Paid |
| Combined Rate | 1.9922% | 1.7860% | 1.6148% | 1.6902% | 1.7240% | +0.0338% | $16,964.49 | $16,964.49 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $800,000 | $984,000 | -18.7% |
| Assessed Value | $800,000 | $984,000 | -18.7% |
| Land Value | $346,305 | $346,305 | +0.0% |
| Improvement Value | $453,695 | $637,695 | -28.9% |
| Taxable Value | $800,000 | $984,000 | -18.7% |
| Total Tax 2026 = estimate |
~$13,792
Estimated
|
~$16,964
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,341,919 | $800,000 | -541,919 (-40.4%) |
| Taxable Value | $1,341,919 | $800,000 | -541,919 (-40.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $800,000 | $346,305 | $453,695 | — | $800,000 | $800,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $984,000 | $346,305 | $637,695 | — | $984,000 | $984,000 | ~$16,964 | Partial |
| 2024 | $1,286,982 | — | — | −$940,677 | $346,305 | $— | $21,555 | Verified |
| 2023 | $1,117,000 | — | — | −$770,695 | $346,305 | $— | $20,783 | Verified |
| 2022 | $1,331,600 | — | — | −$1,100,730 | $230,870 | $— | $19,950 | Verified |
| 2021 | $1,331,600 | — | — | −$1,100,730 | $230,870 | $— | $26,528 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +36.4% | +36.4% | ~100% | Not available | Partial |
| 2025 | -34.2% | -34.2% | ~100% | Not available | Partial |
| 2024 | +16.2% | +16.2% | ~100% | 1.4400% | Verified |
| 2023 | +15.2% | +15.2% | ~100% | 1.6100% | Verified |
| 2022 | -16.1% | -16.1% | ~100% | 1.7900% | Verified |
| 2021 | base year | — | ~100% | 1.9900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -26.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -18.7% | -8.6% | -3.0% | +15.2% | 2024 | -23.5% | 2025 |
| Assessment Ratio | 100.0% | 48.8% | — | 100.0% | 2025 | 17.3% | 2021 |
| 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 |
$16,964 | $21,156 | ~$12,092 | $26,528 | 2021 | $16,964 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$912,327 | ~$912,327 | ~1.6570% | ~$15,117 | -7.3% |
| 2027 | ~$845,874 | ~$845,874 | ~1.5900% | ~$13,449 | -14.0% |
| 2028 | ~$784,262 | ~$784,262 | ~1.5229% | ~$11,944 | -20.3% |
| 2029 | ~$727,137 | ~$727,137 | ~1.4559% | ~$10,586 | -26.1% |
| 2030 | ~$674,174 | ~$674,174 | ~1.3888% | ~$9,363 | -31.5% |
| 2026 | ~$934,800 | ~$934,800 | ~1.7240% | ~$16,116 | -5.0% |
| 2027 | ~$888,060 | ~$888,060 | ~1.7240% | ~$15,310 | -9.8% |
| 2028 | ~$843,657 | ~$843,657 | ~1.7240% | ~$14,545 | -14.3% |
| 2029 | ~$801,474 | ~$801,474 | ~1.7240% | ~$13,818 | -18.5% |
| 2030 | ~$761,400 | ~$761,400 | ~1.7240% | ~$13,127 | -22.6% |
| 2026 | ~$932,007 | ~$932,007 | ~1.6235% | ~$15,131 | -5.3% |
| 2027 | ~$882,761 | ~$882,761 | ~1.5229% | ~$13,444 | -10.3% |
| 2028 | ~$836,117 | ~$836,117 | ~1.4224% | ~$11,893 | -15.0% |
| 2029 | ~$791,938 | ~$791,938 | ~1.3218% | ~$10,468 | -19.5% |
| 2030 | ~$750,093 | ~$750,093 | ~1.2213% | ~$9,161 | -23.8% |
In 2025, this property's market value of $984,000 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -31% 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 | $984,000 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,286,982 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,117,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,331,600 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,331,600 | $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.