17925 SHAFER DR TX
| Owner | RUBIO ASHLEY J |
|---|---|
| Parcel ID | 0274670222 |
| Short ID | 927315 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,896 SF |
| Land SF | 6,064 SF |
| Acres | 0.139 |
| Year Built | 2021 |
| Legal | LOT 20 BLK H VINE CREEK PHS 3 & 4 FINAL PLAT OF |
| Neighborhood | A9740 |
| Land | $41,375 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $41,375 |
| Improvement | $291,811 |
|---|---|
| Total Improvement | $291,811 |
| Market | $333,186 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $333,186 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $333,186 |
| Exemptions (−) (HS) | −$66,637 |
|---|---|
| Taxable Value | $266,549 |
Appreciation: Market value has risen +1010.6% from $30,000 (2021) to $333,186 (2025), a CAGR of 82.6% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2023), 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 $5,940. Pflugerville ISD is the largest single contributor, at 38.6% 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 ($41,375 land vs $291,811 improvements), about $7/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Forward Outlook: Holding the +82.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,755,284 by 2030, with an estimated annual tax burden around $10,584. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 1,896 SF | ✗ |
| 2ND | 2nd Floor | 1,148 SF | ✓ |
| 1ST | 1st Floor | 748 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 400 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 132 SF | ✗ |
| 252 | BEDROOMS | 5 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 1188% 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% | $2,138.38 | $2,138.38 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $1,782.55 | $1,782.55 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,001.81 | $1,001.81 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $314.59 | $314.59 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $309.08 | $309.08 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $5,546.41 | $5,546.41 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $317,305 | $333,186 | -4.8% |
| Assessed Value | $317,305 | $333,186 | -4.8% |
| Land Value | $88,508 | $41,375 | +113.9% |
| Improvement Value | $228,797 | $291,811 | -21.6% |
| Taxable Value | $253,844 | $266,549 | -4.8% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$5,657
Estimated
|
~$5,546
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $353,307 | $317,305 | -36,002 (-10.2%) |
| Taxable Value | $282,646 | $253,844 | -28,802 (-10.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $317,305 | $88,508 | $228,797 | — | $317,305 | $253,844 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $333,186 | $41,375 | $291,811 | — | $333,186 | $266,549 | ~$5,546 | Partial |
| 2024 | $458,808 | — | — | −$418,808 | $40,000 | $— | $6,283 | Verified |
| 2023 | $412,026 | — | — | −$372,026 | $40,000 | $— | $8,119 | Verified |
| 2022 | $— | — | — | — | $40,000 | $— | $8,425 | Verified |
| 2021 | $30,000 | — | — | — | $32,000 ! | $— | $779 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +6.0% | +6.0% | ~100% | Not available | Partial |
| 2025 | -5.1% | -5.1% | ~100% | Not available | Partial |
| 2024 | -28.1% | -21.9% | ~100% | 1.7900% | Verified |
| 2023 | +18.5% | +9.0% | 92.0% | 1.6600% | Verified |
| 2022 | +1187.6% ! | +1187.6% | ~100% | 2.0400% | Verified |
| 2021 | base year | — | ~100% | 2.6000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +941.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.8% | +313.2% | +84.4% | +1273.4% | 2023 | -27.4% | 2025 |
| Assessment Ratio | 100.0% | 65.0% | — | 106.7% | 2021 | 8.7% | 2024 |
| Effective Tax Rate (2025) | 1.6600% | 1.6600% | — | 1.6600% | 2025 | 1.6600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,546 | $5,182 | ~$9,241 | $8,119 | 2023 | $779 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$608,244 | ~$366,505 | ~2.1773% | ~$7,980 | +82.6% |
| 2027 | ~$1,110,375 | ~$403,155 | ~2.1261% | ~$8,571 | +233.3% |
| 2028 | ~$2,027,033 | ~$443,471 | ~2.0748% | ~$9,201 | +508.4% |
| 2029 | ~$3,700,430 | ~$487,818 | ~2.0236% | ~$9,871 | +1010.6% |
| 2030 | ~$6,755,284 | ~$536,599 | ~1.9724% | ~$10,584 | +1927.5% |
| 2026 | ~$601,581 | ~$366,505 | ~2.2285% | ~$8,168 | +80.6% |
| 2027 | ~$1,086,178 | ~$403,155 | ~2.2285% | ~$8,984 | +226.0% |
| 2028 | ~$1,961,138 | ~$443,471 | ~2.2285% | ~$9,883 | +488.6% |
| 2029 | ~$3,540,913 | ~$487,818 | ~2.2285% | ~$10,871 | +962.7% |
| 2030 | ~$6,393,261 | ~$536,599 | ~2.2285% | ~$11,958 | +1818.8% |
| 2026 | ~$614,908 | ~$366,505 | ~2.1517% | ~$7,886 | +84.6% |
| 2027 | ~$1,134,838 | ~$403,155 | ~2.0748% | ~$8,365 | +240.6% |
| 2028 | ~$2,094,388 | ~$443,471 | ~1.9980% | ~$8,860 | +528.6% |
| 2029 | ~$3,865,277 | ~$487,818 | ~1.9211% | ~$9,372 | +1060.1% |
| 2030 | ~$7,133,524 | ~$536,599 | ~1.8443% | ~$9,896 | +2041.0% |
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.