CELE RD
| Owner | VINE CREEK RESIDENTIAL COMMUNITY INC |
|---|---|
| Parcel ID | 0274670238 |
| Short ID | 927332 |
| Type | Real |
| Use Code | O Other / Unclassified |
| Valuation | Unknown |
| Improvement SF | — |
| Land SF | 11,800 SF |
| Acres | 0.271 |
| Year Built | — |
| Legal | LOT 45 BLK H VINE CREEK PHS 3 & 4 FINAL PLAT OF (LANDSCAPE) (LANDSCAPE) |
| Neighborhood | A9740 |
| Land | $464 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $464 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $464 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $464 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $464 |
| Taxable Value | $464 |
|---|
Appreciation: Market value has risen +31.8% from $352 (2021) to $464 (2025), a CAGR of 7.2% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2025→2026), 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 $10. Pflugerville ISD is the largest single contributor, at 49.7% of the total 2025 levy.
Asset Class: O.
Value Composition: Land carries 100% of market value ($464 land vs $0 improvements), about $0/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Forward Outlook: Holding the +7.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $655 by 2030, with an estimated annual tax burden around $13. 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.
Market value changed by 153% in 2026, 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% | $5.14 | $5.14 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $2.48 | $2.48 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1.74 | $1.74 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $0.55 | $0.55 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $0.43 | $0.43 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $10.34 | $10.34 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,172 | $464 | +152.6% |
| Assessed Value | $557 | $464 | +20.0% |
| Land Value | $1,172 | $464 | +152.6% |
| Improvement Value | — | — | — |
| Taxable Value | $557 | $464 | +20.0% |
| HS Cap Loss | -$615 | — | |
| Total Tax 2026 = estimate |
~$12
Estimated
|
~$10
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,172 | $1,172 | +0 (+0.0%) |
| Taxable Value | $557 | $557 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,172 | $1,172 | — | −$615 | $557 | $557 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $464 | $464 | — | — | $464 | $464 | ~$10 | Partial |
| 2024 | $— | — | — | — | $440 | $— | $10 | Verified |
| 2023 | $— | — | — | — | $440 | $— | $9 | Verified |
| 2022 | $— | — | — | — | $352 | $— | $8 | Verified |
| 2021 | $352 | — | — | — | $352 | $— | $9 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +152.6% ! | +20.0% | 47.5% | Not available | Partial |
| 2025 | +5.5% | +5.5% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 2.2000% | Verified |
| 2023 | +25.0% | +25.0% | ~100% | 2.1300% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 2.2400% | Verified |
| 2021 | base year | — | ~100% | 2.4300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +31.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +152.6% | +92.2% | -5.8% | +152.6% | 2026 | +31.8% | 2025 |
| Assessment Ratio | 47.5% | 82.5% | — | 100.0% | 2021 | 47.5% | 2026 |
| 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 |
$10 | $9 | ~$12 | $10 | 2025 | $9 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$497 | ~$497 | ~2.1773% | ~$11 | +7.1% |
| 2027 | ~$533 | ~$533 | ~2.1261% | ~$11 | +14.9% |
| 2028 | ~$571 | ~$571 | ~2.0748% | ~$12 | +23.1% |
| 2029 | ~$612 | ~$612 | ~2.0236% | ~$12 | +31.9% |
| 2030 | ~$655 | ~$655 | ~1.9724% | ~$13 | +41.2% |
| 2026 | ~$488 | ~$488 | ~2.2285% | ~$11 | +5.2% |
| 2027 | ~$513 | ~$513 | ~2.2285% | ~$11 | +10.6% |
| 2028 | ~$539 | ~$539 | ~2.2285% | ~$12 | +16.2% |
| 2029 | ~$567 | ~$567 | ~2.2285% | ~$13 | +22.2% |
| 2030 | ~$596 | ~$596 | ~2.2285% | ~$13 | +28.4% |
| 2026 | ~$506 | ~$506 | ~2.1517% | ~$11 | +9.1% |
| 2027 | ~$553 | ~$553 | ~2.0748% | ~$11 | +19.2% |
| 2028 | ~$603 | ~$603 | ~1.9980% | ~$12 | +30.0% |
| 2029 | ~$659 | ~$659 | ~1.9211% | ~$13 | +42.0% |
| 2030 | ~$719 | ~$719 | ~1.8443% | ~$13 | +55.0% |
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.