17709 SHAFER DR TX
| Owner | ATTERTON CHRISTOPHER MICHAEL |
|---|---|
| Parcel ID | 0274670103 |
| Short ID | 927171 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,558 SF |
| Land SF | 6,255 SF |
| Acres | 0.144 |
| Year Built | 2020 |
| Legal | LOT 7 BLK A VINE CREEK PHS 1 FINAL PLAT OF |
| Neighborhood | A9740 |
| Land | $41,420 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $41,420 |
| Improvement | $377,893 |
|---|---|
| Total Improvement | $377,893 |
| Market | $419,313 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $419,313 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $419,313 |
| Exemptions (−) (HS) | −$83,863 |
|---|---|
| Taxable Value | $335,450 |
Appreciation: Market value has risen +1297.7% from $30,000 (2021) to $419,313 (2025), a CAGR of 93.4% 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.
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 $7,476. Pflugerville ISD is the largest single contributor, at 41.9% of the total 2025 levy.
Asset Class: O. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 10% of market value ($41,420 land vs $377,893 improvements), about $7/SF of land. Most value sits in the improvements, so building condition, age (~6 yrs), and rent roll drive the underwriting.
Forward Outlook: Holding the +93.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $11,332,081 by 2030, with an estimated annual tax burden around $13,319. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,582 SF | ✗ |
| 1ST | 1st Floor | 1,433 SF | ✓ |
| 2ND | 2nd Floor | 1,125 SF | ✓ |
| 612 | TERRACE UNCOVERD | 546 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 400 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 218 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 169% in 2022, 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% | $3,091.72 | $3,091.72 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $2,243.32 | $2,243.32 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,260.77 | $1,260.77 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $395.91 | $395.91 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $388.98 | $388.98 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $7,380.70 | $7,380.70 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $387,994 | $419,313 | -7.5% |
| Assessed Value | $387,994 | $419,313 | -7.5% |
| Land Value | $90,042 | $41,420 | +117.4% |
| Improvement Value | $297,952 | $377,893 | -21.2% |
| Taxable Value | $310,395 | $335,450 | -7.5% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$6,917
Estimated
|
~$7,381
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $432,017 | $387,994 | -44,023 (-10.2%) |
| Taxable Value | $345,614 | $310,395 | -35,219 (-10.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $387,994 | $90,042 | $297,952 | — | $387,994 | $310,395 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $419,313 | $41,420 | $377,893 | — | $419,313 | $335,450 | ~$7,381 | Partial |
| 2024 | $536,725 | — | — | −$496,725 | $40,000 | $— | $7,900 | Verified |
| 2023 | $360,479 | — | — | −$320,479 | $40,000 | $— | $6,958 | Verified |
| 2022 | $175,800 | — | — | −$135,800 | $40,000 | $— | $7,401 | Verified |
| 2021 | $30,000 | — | — | — | $40,000 ! | $— | $4,278 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.0% | +3.0% | ~100% | Not available | Partial |
| 2025 | -7.2% | -7.2% | ~100% | Not available | Partial |
| 2024 | -15.8% | +15.1% | ~100% | 1.7500% | Verified |
| 2023 | +13.6% | -16.9% | 73.1% | 1.3000% | Verified |
| 2022 | +168.7% ! | +168.7% | ~100% | 1.5700% | Verified |
| 2021 | base year | — | ~100% | 14.2600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +138.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -7.5% | +122.1% | +96.5% | +486.0% | 2022 | -21.9% | 2025 |
| Assessment Ratio | 100.0% | 62.4% | — | 133.3% | 2021 | 7.5% | 2024 |
| Effective Tax Rate (2025) | 1.7600% | 1.7600% | — | 1.7600% | 2025 | 1.7600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$7,381 | $6,784 | ~$11,630 | $7,900 | 2024 | $4,278 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$810,761 | ~$461,244 | ~2.1773% | ~$10,043 | +93.4% |
| 2027 | ~$1,567,642 | ~$507,369 | ~2.1261% | ~$10,787 | +273.9% |
| 2028 | ~$3,031,106 | ~$558,106 | ~2.0748% | ~$11,580 | +622.9% |
| 2029 | ~$5,860,780 | ~$613,916 | ~2.0236% | ~$12,423 | +1297.7% |
| 2030 | ~$11,332,081 | ~$675,308 | ~1.9724% | ~$13,319 | +2602.5% |
| 2026 | ~$802,374 | ~$461,244 | ~2.2285% | ~$10,279 | +91.4% |
| 2027 | ~$1,535,379 | ~$507,369 | ~2.2285% | ~$11,307 | +266.2% |
| 2028 | ~$2,938,017 | ~$558,106 | ~2.2285% | ~$12,438 | +600.7% |
| 2029 | ~$5,622,028 | ~$613,916 | ~2.2285% | ~$13,681 | +1240.8% |
| 2030 | ~$10,758,003 | ~$675,308 | ~2.2285% | ~$15,049 | +2465.6% |
| 2026 | ~$819,147 | ~$461,244 | ~2.1517% | ~$9,924 | +95.4% |
| 2027 | ~$1,600,240 | ~$507,369 | ~2.0748% | ~$10,527 | +281.6% |
| 2028 | ~$3,126,141 | ~$558,106 | ~1.9980% | ~$11,151 | +645.5% |
| 2029 | ~$6,107,057 | ~$613,916 | ~1.9211% | ~$11,794 | +1356.4% |
| 2030 | ~$11,930,409 | ~$675,308 | ~1.8443% | ~$12,454 | +2745.2% |
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.