2415 W PECAN ST 1 TX 78660
| Owner | BRIGHT STEPS LLC |
|---|---|
| Parcel ID | 0274301602 |
| Short ID | 796213 |
| Type | Real |
| Use Code | 23 Small Office Condo |
| Valuation | Income |
| Improvement SF | 5,466 SF |
| Land SF | 27,005 SF |
| Acres | 0.620 |
| Year Built | 2010 |
| Legal | UNT 1 BLD 1 PECAN STREET OFFICE CONDOMINIUMS AMENDED PLUS 35.0 % INT IN COM AREA |
| Neighborhood | 23NE03 |
| Land | $270,052 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $270,052 |
| Improvement | $1,104,548 |
|---|---|
| Total Improvement | $1,104,548 |
| Market | $1,374,600 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,374,600 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,374,600 |
| Taxable Value | $1,374,600 |
|---|
Appreciation: Market value has risen +78.2% from $771,588 (2021) to $1,374,600 (2025), a CAGR of 15.5% 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 $23,699. 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 20% of market value ($270,052 land vs $1,104,548 improvements), about $10/SF of land. Most value sits in the improvements, so building condition, age (~16 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,374,600, 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 +15.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,829,208 by 2030, with an estimated annual tax burden around $30,746. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 5,466 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% | $15,215.45 | $15,215.45 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,166.37 | $5,166.37 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,622.34 | $1,622.34 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $1,275.15 | $1,275.15 | Paid |
| E17 Travis County ESD #17 | 0.0450% | 0.0245% | 0.0230% | 0.0370% | 0.0305% | -0.0065% | $419.25 | $419.25 | Paid |
| Combined Rate | 1.9922% | 1.7860% | 1.6148% | 1.6902% | 1.7240% | +0.0338% | $23,698.56 | $23,698.56 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,350,000 | $1,374,600 | -1.8% |
| Assessed Value | $1,350,000 | $1,374,600 | -1.8% |
| Land Value | $270,052 | $270,052 | +0.0% |
| Improvement Value | $1,079,948 | $1,104,548 | -2.2% |
| Taxable Value | $1,350,000 | $1,374,600 | -1.8% |
| Total Tax 2026 = estimate |
~$23,274
Estimated
|
~$23,699
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,756,228 | $1,350,000 | -406,228 (-23.1%) |
| Taxable Value | $1,649,520 | $1,350,000 | -299,520 (-18.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,350,000 | $270,052 | $1,079,948 | — | $1,350,000 | $1,350,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,374,600 | $270,052 | $1,104,548 | — | $1,374,600 | $1,374,600 | ~$23,699 | Partial |
| 2024 | $1,398,800 | — | — | −$1,128,748 | $270,052 | $— | $26,600 | Verified |
| 2023 | $1,100,000 | — | — | −$829,948 | $270,052 | $— | $22,588 | Verified |
| 2022 | $900,000 | — | — | −$629,948 | $270,052 | $— | $19,646 | Verified |
| 2021 | $771,588 | — | — | −$501,536 | $270,052 | $— | $17,930 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +27.8% | +20.0% | 93.9% | Not available | Partial |
| 2025 | -12.7% | -12.7% | ~100% | Not available | Partial |
| 2024 | +12.5% | +12.5% | ~100% | 1.6900% | Verified |
| 2023 | +27.2% | +27.2% | ~100% | 1.6100% | Verified |
| 2022 | +22.2% | +22.2% | ~100% | 1.7900% | Verified |
| 2021 | base year | — | ~100% | 2.3200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +52.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.8% | +12.5% | +16.0% | +27.2% | 2024 | -1.8% | 2026 |
| Assessment Ratio | 100.0% | 51.5% | — | 100.0% | 2025 | 19.3% | 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 |
$23,699 | $22,093 | ~$27,882 | $26,600 | 2024 | $17,930 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,588,086 | ~$1,512,060 | ~1.6570% | ~$25,055 | +15.5% |
| 2027 | ~$1,834,728 | ~$1,663,266 | ~1.5900% | ~$26,445 | +33.5% |
| 2028 | ~$2,119,676 | ~$1,829,593 | ~1.5229% | ~$27,863 | +54.2% |
| 2029 | ~$2,448,878 | ~$2,012,552 | ~1.4559% | ~$29,300 | +78.2% |
| 2030 | ~$2,829,208 | ~$2,213,807 | ~1.3888% | ~$30,746 | +105.8% |
| 2026 | ~$1,560,594 | ~$1,512,060 | ~1.7240% | ~$26,068 | +13.5% |
| 2027 | ~$1,771,755 | ~$1,663,266 | ~1.7240% | ~$28,675 | +28.9% |
| 2028 | ~$2,011,487 | ~$1,829,593 | ~1.7240% | ~$31,543 | +46.3% |
| 2029 | ~$2,283,657 | ~$2,012,552 | ~1.7240% | ~$34,697 | +66.1% |
| 2030 | ~$2,592,654 | ~$2,213,807 | ~1.7240% | ~$38,167 | +88.6% |
| 2026 | ~$1,615,578 | ~$1,512,060 | ~1.6235% | ~$24,548 | +17.5% |
| 2027 | ~$1,898,802 | ~$1,663,266 | ~1.5229% | ~$25,330 | +38.1% |
| 2028 | ~$2,231,676 | ~$1,829,593 | ~1.4224% | ~$26,024 | +62.4% |
| 2029 | ~$2,622,907 | ~$2,012,552 | ~1.3218% | ~$26,602 | +90.8% |
| 2030 | ~$3,082,723 | ~$2,213,807 | ~1.2213% | ~$27,036 | +124.3% |
In 2025, this property's market value of $1,374,600 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -3% 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 | $1,374,600 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,398,800 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,100,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $900,000 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $771,588 | $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.