17900 PFLUGER FARM LN TX 78660
| Owner | HRA STONE HILL LLC |
|---|---|
| Parcel ID | 0275410143 |
| Short ID | 907484 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 252,482 SF |
| Land SF | 759,251 SF |
| Acres | 17.430 |
| Year Built | 2020 |
| Legal | LOT 1 BLK A STONE HILL AT PFLUGER FARM LANE PHS 1 |
| Neighborhood | 08NE2 |
| Land | $3,796,254 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,796,254 |
| Improvement | $59,933,746 |
|---|---|
| Total Improvement | $59,933,746 |
| Market | $63,730,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $63,730,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $63,730,000 |
| Taxable Value | $63,730,000 |
|---|
Appreciation: Market value has risen +34.5% from $47,400,000 (2021) to $63,730,000 (2025), a CAGR of 7.7% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2022→2023), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Multi-Family parcel countywide rose +37.9%, so this parcel has lagged the broader multi-family market over the same period.
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 $1,420,244. Pflugerville ISD is the largest single contributor, at 49.7% of the total 2025 levy.
Asset Class: Multi-family residential. This is valued using the income approach, so changes in rent roll or occupancy move the appraisal more directly than they would for a cost-approach property.
Value Composition: Land carries 6% of market value ($3,796,254 land vs $59,933,746 improvements), about $5/SF of land. Most value sits in the improvements, so building condition, age (~6 yrs), and rent roll drive the underwriting.
Submarket Position: At $63,730,000, this parcel sits in the top quartile (≥75th percentile) of Multi-Family property in Travis County — county median $519,778 (P25 $438,669 / P75 $749,859, n=12,584). Multi-Family here is the broad TCAD category — every multi-family property countywide, any size or use — not a use-code-specific peer group. See the Peer Set and the Where This Property Stands benchmark below, which narrows to this property's actual use code, for parcel-level comparables.
Forward Outlook: Holding the +7.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $92,267,954 by 2030, with an estimated annual tax burden around $1,819,847. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 252,482 SF | ✓ |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| 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% | $661,926.20 | $661,926.20 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $319,930.00 | $319,930.00 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $224,755.31 | $224,755.31 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $70,577.75 | $70,577.75 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $55,473.47 | $55,473.47 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $1,332,662.73 | $1,332,662.73 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $59,410,000 | $63,730,000 | -6.8% |
| Assessed Value | $59,410,000 | $63,730,000 | -6.8% |
| Land Value | $3,796,254 | $3,796,254 | +0.0% |
| Improvement Value | $55,613,746 | $59,933,746 | -7.2% |
| Taxable Value | $59,410,000 | $63,730,000 | -6.8% |
| Total Tax 2026 = estimate |
~$1,323,971
Estimated
|
~$1,332,663
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $59,410,000 | $59,410,000 | +0 (+0.0%) |
| Taxable Value | $59,410,000 | $59,410,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $59,410,000 | $3,796,254 | $55,613,746 | — | $59,410,000 | $59,410,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $63,730,000 | $3,796,254 | $59,933,746 | — | $63,730,000 | $63,730,000 | ~$1,332,663 | Partial |
| 2024 | $68,900,000 | — | — | −$65,103,746 | $3,796,254 | $— | $1,363,714 | Verified |
| 2023 | $63,500,000 | — | — | −$59,703,746 | $3,796,254 | $— | $1,375,992 | Verified |
| 2022 | $45,000,000 | — | — | −$41,203,746 | $3,796,254 | $— | $1,370,122 | Verified |
| 2021 | $47,400,000 | — | — | −$43,603,746 | $3,796,254 | $— | $1,097,226 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -6.8% | -6.8% | ~100% | Not available | Partial |
| 2025 | -0.9% | -0.9% | ~100% | Not available | Partial |
| 2024 | -6.6% | -6.6% | ~100% | 2.1200% | Verified |
| 2023 | +8.5% | +8.5% | ~100% | 2.0000% | Verified |
| 2022 | +34.0% | +34.0% | ~100% | 2.1600% | Verified |
| 2021 | base year | — | ~100% | 2.3100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +34.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -6.8% | +6.0% | +9.2% | +41.1% | 2023 | -7.5% | 2025 |
| Assessment Ratio | 100.0% | 38.0% | — | 100.0% | 2025 | 5.5% | 2024 |
| Effective Tax Rate (2025) | 2.0900% | 2.0900% | — | 2.0900% | 2025 | 2.0900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,332,663 | $1,307,943 | ~$1,654,012 | $1,375,992 | 2023 | $1,097,226 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$68,625,467 | ~$68,625,467 | ~2.1773% | ~$1,494,180 | +7.7% |
| 2027 | ~$73,896,983 | ~$73,896,983 | ~2.1261% | ~$1,571,094 | +16.0% |
| 2028 | ~$79,573,434 | ~$79,573,434 | ~2.0748% | ~$1,651,008 | +24.9% |
| 2029 | ~$85,685,926 | ~$85,685,926 | ~2.0236% | ~$1,733,929 | +34.5% |
| 2030 | ~$92,267,954 | ~$92,267,954 | ~1.9724% | ~$1,819,847 | +44.8% |
| 2026 | ~$67,350,867 | ~$67,350,867 | ~2.2285% | ~$1,500,936 | +5.7% |
| 2027 | ~$71,177,456 | ~$71,177,456 | ~2.2285% | ~$1,586,213 | +11.7% |
| 2028 | ~$75,221,456 | ~$75,221,456 | ~2.2285% | ~$1,676,335 | +18.0% |
| 2029 | ~$79,495,218 | ~$79,495,218 | ~2.2285% | ~$1,771,577 | +24.7% |
| 2030 | ~$84,011,798 | ~$84,011,798 | ~2.2285% | ~$1,872,231 | +31.8% |
| 2026 | ~$69,900,067 | ~$69,900,067 | ~2.1517% | ~$1,504,025 | +9.7% |
| 2027 | ~$76,667,494 | ~$76,667,494 | ~2.0748% | ~$1,590,715 | +20.3% |
| 2028 | ~$84,090,113 | ~$84,090,113 | ~1.9980% | ~$1,680,094 | +31.9% |
| 2029 | ~$92,231,360 | ~$92,231,360 | ~1.9211% | ~$1,771,870 | +44.7% |
| 2030 | ~$101,160,807 | ~$101,160,807 | ~1.8443% | ~$1,865,668 | +58.7% |
In 2025, this property's market value of $63,730,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 123× the county median of $519,778. Multi-Family here is the broad TCAD category — every multi-family property countywide, any size or use — not a use-code-specific peer group. Use the Use Code filter above to narrow to this property's actual type.
| Year | This Property | Bottom 25% | Median | Top 25% | Position | Group YoY |
|---|---|---|---|---|---|---|
| 2025 | $63,730,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $68,900,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $63,500,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $45,000,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $47,400,000 | $300,453 | $376,850 | $539,896 | ↑ Top 25% | base yr |
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.