17721 SHAFER DR TX
| Owner | AYYADEVARA VENKATESWARA RAO & |
|---|---|
| Parcel ID | 0274670106 |
| Short ID | 927174 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 3,222 SF |
| Land SF | 6,255 SF |
| Acres | 0.144 |
| Year Built | 2022 |
| Legal | LOT 4 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 | $403,912 |
|---|---|
| Total Improvement | $403,912 |
| Market | $445,332 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $445,332 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $445,332 |
| Taxable Value | $445,332 |
|---|
Appreciation: Market value has risen +1384.4% from $30,000 (2021) to $445,332 (2025), a CAGR of 96.3% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2024), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend.
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 $9,924. Pflugerville ISD is the largest single contributor, at 49.7% 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 9% of market value ($41,420 land vs $403,912 improvements), about $7/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Forward Outlook: Holding the +96.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $12,975,892 by 2030, with an estimated annual tax burden around $14,146. 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 | 3,222 SF | ✗ |
| 1ST | 1st Floor | 1,887 SF | ✓ |
| 2ND | 2nd Floor | 1,335 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 435 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 227 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 1643% in 2023, 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% | $4,929.38 | $4,929.38 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $2,382.53 | $2,382.53 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,673.76 | $1,673.76 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $525.59 | $525.59 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $413.11 | $413.11 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $9,924.37 | $9,924.37 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $507,979 | $445,332 | +14.1% |
| Assessed Value | $507,979 | $445,332 | +14.1% |
| Land Value | $90,042 | $41,420 | +117.4% |
| Improvement Value | $417,937 | $403,912 | +3.5% |
| Taxable Value | $507,979 | $445,332 | +14.1% |
| Total Tax 2026 = estimate |
~$11,320
Estimated
|
~$9,924
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $507,979 | $507,979 | +0 (+0.0%) |
| Taxable Value | $507,979 | $507,979 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $507,979 | $90,042 | $417,937 | — | $507,979 | $507,979 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $445,332 | $41,420 | $403,912 | — | $445,332 | $445,332 | ~$9,924 | Partial |
| 2024 | $557,750 | — | — | −$517,750 | $40,000 | $— | $10,165 | Verified |
| 2023 | $— | — | — | — | $40,000 | $— | $11,869 | Verified |
| 2022 | $— | — | — | — | $32,000 | $— | $718 | Verified |
| 2021 | $30,000 | — | — | — | $32,000 ! | $— | $779 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +14.1% | +14.1% | ~100% | Not available | Partial |
| 2025 | -3.8% | -3.8% | ~100% | Not available | Partial |
| 2024 | -17.0% | -17.0% | ~100% | 2.2000% | Verified |
| 2023 | +1643.0% ! | +1643.0% | ~100% | 2.1300% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 2.2400% | Verified |
| 2021 | base year | — | ~100% | 2.6000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1291.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +14.1% | +584.4% | +91.4% | +1759.2% | 2024 | -20.2% | 2025 |
| Assessment Ratio | 100.0% | 78.5% | — | 106.7% | 2021 | 7.2% | 2024 |
| 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 |
$9,924 | $6,956 | ~$12,352 | $10,165 | 2024 | $779 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$874,127 | ~$489,865 | ~2.1773% | ~$10,666 | +96.3% |
| 2027 | ~$1,715,794 | ~$538,852 | ~2.1261% | ~$11,456 | +285.3% |
| 2028 | ~$3,367,874 | ~$592,737 | ~2.0748% | ~$12,298 | +656.3% |
| 2029 | ~$6,610,686 | ~$652,011 | ~2.0236% | ~$13,194 | +1384.4% |
| 2030 | ~$12,975,892 | ~$717,212 | ~1.9724% | ~$14,146 | +2813.8% |
| 2026 | ~$865,220 | ~$489,865 | ~2.2285% | ~$10,917 | +94.3% |
| 2027 | ~$1,681,007 | ~$538,852 | ~2.2285% | ~$12,008 | +277.5% |
| 2028 | ~$3,265,972 | ~$592,737 | ~2.2285% | ~$13,209 | +633.4% |
| 2029 | ~$6,345,346 | ~$652,011 | ~2.2285% | ~$14,530 | +1324.9% |
| 2030 | ~$12,328,158 | ~$717,212 | ~2.2285% | ~$15,983 | +2668.3% |
| 2026 | ~$883,034 | ~$489,865 | ~2.1517% | ~$10,540 | +98.3% |
| 2027 | ~$1,750,938 | ~$538,852 | ~2.0748% | ~$11,180 | +293.2% |
| 2028 | ~$3,471,875 | ~$592,737 | ~1.9980% | ~$11,843 | +679.6% |
| 2029 | ~$6,884,262 | ~$652,011 | ~1.9211% | ~$12,526 | +1445.9% |
| 2030 | ~$13,650,570 | ~$717,212 | ~1.8443% | ~$13,227 | +2965.3% |
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.