16303 YELLOW SAGE TX 78660
| Owner | THOMAS STEVEN & TARI |
|---|---|
| Parcel ID | 0274330808 |
| Short ID | 528866 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 3,621 SF |
| Land SF | 20,211 SF |
| Acres | 0.464 |
| Year Built | 2002 |
| Legal | LOT 3 BLK 1 GREEN MEADOWS PROFESSIONAL PARK |
| Neighborhood | 53NEA |
| Land | $96,002 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $96,002 |
| Improvement | $1,844,836 |
|---|---|
| Total Improvement | $1,844,836 |
| Market | $1,940,838 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,940,838 |
| Value Limitation Adjustment (−) (homestead cap) | −$655,391 |
| Net Appraised (assessed) | $1,285,447 |
| Taxable Value | $1,285,447 |
|---|
Appreciation: Market value has risen +112.7% from $912,528 (2021) to $1,940,838 (2025), a CAGR of 20.8% over 4 years. This is strong appreciation — well above typical inflation. 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 outpaced the broader commercial market over the same period.
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 $28,647. Pflugerville ISD is the largest single contributor, at 49.7% of the total 2025 levy.
Assessment Gap: Assessed value ($1,285,447) is $655,391 below market value, suggesting potential for an upward assessment in future years.
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 5% of market value ($96,002 land vs $1,844,836 improvements), about $5/SF of land. Most value sits in the improvements, so building condition, age (~24 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,940,838, 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 +20.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,985,034 by 2030, with an estimated annual tax burden around $40,832. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 10,000 SF | ✗ |
| 1ST | 1st Floor | 3,621 SF | ✓ |
| 501 | CANOPY | 639 SF | ✗ |
| 611 | TERRACE | 300 SF | ✗ |
Market value changed by 81% in 2025, 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% | $10,414.14 | $10,414.14 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $5,033.48 | $5,033.48 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,536.09 | $3,536.09 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,110.41 | $1,110.41 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $872.77 | $872.77 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $20,966.89 | $20,966.89 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,241,967 | $1,940,838 | -36.0% |
| Assessed Value | $1,129,006 | $1,285,447 | -12.2% |
| Land Value | $96,002 | $96,002 | +0.0% |
| Improvement Value | $1,145,965 | $1,844,836 | -37.9% |
| Taxable Value | $1,129,006 | $1,285,447 | -12.2% |
| HS Cap Loss | -$112,961 | — | |
| Total Tax 2026 = estimate |
~$25,160
Estimated
|
~$20,967
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,241,967 | $1,241,967 | +0 (+0.0%) |
| Taxable Value | $1,129,006 | $1,129,006 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,241,967 | $96,002 | $1,145,965 | −$112,961 | $1,129,006 | $1,129,006 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,940,838 | $96,002 | $1,844,836 | −$655,391 | $1,285,447 | $1,285,447 | ~$20,967 | Partial |
| 2024 | $1,237,300 | — | — | −$1,141,298 | $96,002 | $— | $23,524 | Verified |
| 2023 | $1,077,943 | — | — | −$981,941 | $96,002 | $— | $26,330 | Verified |
| 2022 | $1,006,292 | — | — | −$910,290 | $96,002 | $— | $24,176 | Verified |
| 2021 | $912,528 | — | — | −$816,526 | $96,002 | $— | $24,488 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -36.0% | -12.2% | 90.9% | Not available | Partial |
| 2025 | +81.2% ! | +20.0% | 66.2% | Not available | Partial |
| 2024 | -13.4% | -13.4% | ~100% | 2.2000% | Verified |
| 2023 | +14.8% | +14.8% | ~100% | 2.1300% | Verified |
| 2022 | +7.1% | +7.1% | ~100% | 2.2400% | Verified |
| 2021 | base year | — | ~100% | 2.6800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +92.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -36.0% | +10.6% | +34.4% | +56.9% | 2025 | -36.0% | 2026 |
| Assessment Ratio | 90.9% | 32.3% | — | 90.9% | 2026 | 7.8% | 2024 |
| Effective Tax Rate (2025) | 1.0800% | 1.0800% | — | 1.0800% | 2025 | 1.0800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$20,967 | $23,897 | ~$35,654 | $26,330 | 2023 | $20,967 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,343,824 | ~$1,413,992 | ~2.1773% | ~$30,787 | +20.8% |
| 2027 | ~$2,830,485 | ~$1,555,391 | ~2.1261% | ~$33,069 | +45.8% |
| 2028 | ~$3,418,193 | ~$1,710,930 | ~2.0748% | ~$35,499 | +76.1% |
| 2029 | ~$4,127,930 | ~$1,882,023 | ~2.0236% | ~$38,084 | +112.7% |
| 2030 | ~$4,985,034 | ~$2,070,225 | ~1.9724% | ~$40,832 | +156.8% |
| 2026 | ~$2,305,008 | ~$1,413,992 | ~2.2285% | ~$31,511 | +18.8% |
| 2027 | ~$2,737,508 | ~$1,555,391 | ~2.2285% | ~$34,662 | +41.0% |
| 2028 | ~$3,251,161 | ~$1,710,930 | ~2.2285% | ~$38,129 | +67.5% |
| 2029 | ~$3,861,193 | ~$1,882,023 | ~2.2285% | ~$41,942 | +98.9% |
| 2030 | ~$4,585,689 | ~$2,070,225 | ~2.2285% | ~$46,136 | +136.3% |
| 2026 | ~$2,382,641 | ~$1,413,992 | ~2.1517% | ~$30,425 | +22.8% |
| 2027 | ~$2,925,014 | ~$1,555,391 | ~2.0748% | ~$32,272 | +50.7% |
| 2028 | ~$3,590,850 | ~$1,710,930 | ~1.9980% | ~$34,184 | +85.0% |
| 2029 | ~$4,408,254 | ~$1,882,023 | ~1.9211% | ~$36,156 | +127.1% |
| 2030 | ~$5,411,728 | ~$2,070,225 | ~1.8443% | ~$38,180 | +178.8% |
In 2025, this property's market value of $1,940,838 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +37% 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 | $1,940,838 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,237,300 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,077,943 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,006,292 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $912,528 | $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.