17809 SHAFER DR DR TX
| Owner | REED THOMAS MICHAEL |
|---|---|
| Parcel ID | 0274670205 |
| Short ID | 927298 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,666 SF |
| Land SF | 6,290 SF |
| Acres | 0.144 |
| Year Built | 2023 |
| Legal | LOT 4 BLK H VINE CREEK PHS 3 & 4 FINAL PLAT OF |
| Neighborhood | A9740 |
| Land | $41,428 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $41,428 |
| Improvement | $313,972 |
|---|---|
| Total Improvement | $313,972 |
| Market | $355,400 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $355,400 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $355,400 |
| Exemptions (−) (HS) | −$71,080 |
|---|---|
| Taxable Value | $284,320 |
Appreciation: Market value has risen +1084.7% from $30,000 (2021) to $355,400 (2025), a CAGR of 85.5% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2025), 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 $6,336. Pflugerville ISD is the largest single contributor, at 39.6% 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 12% of market value ($41,428 land vs $313,972 improvements), about $7/SF of land. Most value sits in the improvements, so building condition, age (~3 yrs), and rent roll drive the underwriting.
Forward Outlook: Holding the +85.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,811,108 by 2030, with an estimated annual tax burden around $11,289. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,666 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,666 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 380 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 172 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 1046% in 2024, 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% | $2,384.26 | $2,384.26 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $1,901.39 | $1,901.39 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,068.60 | $1,068.60 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $335.56 | $335.56 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $329.69 | $329.69 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $6,019.50 | $6,019.50 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $350,145 | $355,400 | -1.5% |
| Assessed Value | $350,145 | $355,400 | -1.5% |
| Land Value | $90,320 | $41,428 | +118.0% |
| Improvement Value | $259,825 | $313,972 | -17.2% |
| Taxable Value | $280,116 | $284,320 | -1.5% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$6,242
Estimated
|
~$6,020
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $350,145 | $350,145 | +0 (+0.0%) |
| Taxable Value | $280,116 | $280,116 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $350,145 | $90,320 | $259,825 | — | $350,145 | $280,116 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $355,400 | $41,428 | $313,972 | — | $355,400 | $284,320 | ~$6,020 | Partial |
| 2024 | $— | — | — | — | $40,000 | $— | $6,612 | Verified |
| 2023 | $— | — | — | — | $32,000 | $— | $310 | 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 | -1.5% | -1.5% | ~100% | Not available | Partial |
| 2025 | -3.1% | -3.1% | ~100% | Not available | Partial |
| 2024 | +1045.6% ! | +1045.6% | ~100% | 1.8000% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 0.9700% | 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): +1010.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.5% | +541.6% | +86.1% | +1084.7% | 2025 | -1.5% | 2026 |
| Assessment Ratio | 100.0% | 102.2% | — | 106.7% | 2021 | 100.0% | 2025 |
| Effective Tax Rate (2025) | 1.6900% | 1.6900% | — | 1.6900% | 2025 | 1.6900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,020 | $3,399 | ~$9,858 | $6,020 | 2025 | $779 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$659,351 | ~$390,940 | ~2.1773% | ~$8,512 | +85.5% |
| 2027 | ~$1,223,251 | ~$430,034 | ~2.1261% | ~$9,143 | +244.2% |
| 2028 | ~$2,269,418 | ~$473,037 | ~2.0748% | ~$9,815 | +538.6% |
| 2029 | ~$4,210,305 | ~$520,341 | ~2.0236% | ~$10,530 | +1084.7% |
| 2030 | ~$7,811,108 | ~$572,375 | ~1.9724% | ~$11,289 | +2097.8% |
| 2026 | ~$652,243 | ~$390,940 | ~2.2285% | ~$8,712 | +83.5% |
| 2027 | ~$1,197,019 | ~$430,034 | ~2.2285% | ~$9,583 | +236.8% |
| 2028 | ~$2,196,812 | ~$473,037 | ~2.2285% | ~$10,542 | +518.1% |
| 2029 | ~$4,031,667 | ~$520,341 | ~2.2285% | ~$11,596 | +1034.4% |
| 2030 | ~$7,399,058 | ~$572,375 | ~2.2285% | ~$12,756 | +1981.9% |
| 2026 | ~$666,459 | ~$390,940 | ~2.1517% | ~$8,412 | +87.5% |
| 2027 | ~$1,249,767 | ~$430,034 | ~2.0748% | ~$8,922 | +251.7% |
| 2028 | ~$2,343,607 | ~$473,037 | ~1.9980% | ~$9,451 | +559.4% |
| 2029 | ~$4,394,816 | ~$520,341 | ~1.9211% | ~$9,996 | +1136.6% |
| 2030 | ~$8,241,314 | ~$572,375 | ~1.8443% | ~$10,556 | +2218.9% |
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.