ABS 231 SUR 13 DAVIS J ACR 20.0240 (1-d-1)
| Owner | VANIHBA HOLDINGS LLC |
|---|---|
| Parcel ID | 0275411001 |
| Short ID | 951280 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 872,245 SF |
| Acres | 20.024 |
| Year Built | — |
| Legal | ABS 231 SUR 13 DAVIS J ACR 20.0240 (1-d-1) |
| Neighborhood | NE3 |
| Land | $3,925,104 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,925,104 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $3,925,104 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,925,104 |
| Value Limitation Adjustment (−) (homestead cap) | −$3,918,634 |
| Net Appraised (assessed) | $6,470 |
| Taxable Value | $6,470 |
|---|
| Total Due | $760.98 |
|---|---|
| First Delinquent | 2022 |
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 $144. Pflugerville ISD is the largest single contributor, at 49.7% of the total 2025 levy.
Assessment Gap: Assessed value ($6,470) is $3,918,634 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Agricultural. Agricultural valuation may be subject to rollback taxes if land use changes.
Value Composition: Land carries 100% of market value ($3,925,104 land vs $0 improvements), about $5/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.
Submarket Position: At $3,925,104, this parcel sits in the top quartile (≥75th percentile) of Agricultural property in Travis County — county median $597,708 (P25 $207,536 / P75 $1,442,275, n=7,602). Agricultural here is the broad TCAD category — every agricultural 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.
Delinquent Taxes: $760.98 in unpaid taxes since 2022. These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| 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% | $71.62 | $— | $71.62 |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $34.61 | $— | $34.61 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $24.32 | $— | $24.32 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $7.64 | $— | $7.64 |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $6.00 | $— | $6.00 |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $144.19 | $0.00 | $144.19 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,925,104 | $3,925,104 | +0.0% |
| Assessed Value | $6,638 | $6,470 | +2.6% |
| Land Value | $3,925,104 | $3,925,104 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $6,638 | $6,470 | +2.6% |
| HS Cap Loss | -$3,918,466 | — | |
| Total Tax 2026 = estimate |
~$148
Estimated
|
$144 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,925,104 | $3,925,104 | +0 (+0.0%) |
| Taxable Value | $6,638 | $6,638 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,925,104 | $3,925,104 | — | −$3,918,466 | $6,638 | $6,638 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,925,104 | $3,925,104 | — | −$3,918,634 | $6,470 | $6,470 | $144 | Verified |
| 2024 | $— | — | — | — | — | $— | $130 | Verified |
| 2023 | $— | — | — | — | — | $— | $140 | Verified |
| 2022 | $— | — | — | — | — | $— | $150 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +2.6% | 0.2% | Not available | Partial |
| 2025 | +0.0% | +9.3% | 0.2% | 0.0000% | Verified |
| 2024 | +0.0% | -9.9% | 0.2% | 0.0000% | Verified |
| 2023 | +0.0% | -2.0% | 0.2% | 0.0000% | Verified |
| 2022 | base year | — | 0.2% | 0.0000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +0.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +0.0% | — | +0.0% | 2026 | +0.0% | 2026 |
| Assessment Ratio | 0.2% | 0.2% | — | 0.2% | 2025 | 0.2% | 2025 |
| Effective Tax Rate (2025) | 0.0000% | 0.0000% | — | 0.0000% | 2025 | 0.0000% | 2025 |
| Tax Amount | $144 | $144 | — | $144 | 2025 | $144 | 2025 |
In 2025, this property's market value of $3,925,104 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 7× the county median of $597,708. Agricultural here is the broad TCAD category — every agricultural 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 | $3,925,104 | $207,536 | $597,708 | $1,442,275 | ↑ Top 25% | +0.0% |
| 2024 | — | $217,016 | $597,296 | $1,446,593 | — | +23.7% |
| 2023 | — | $167,963 | $453,916 | $1,078,522 | — | +0.0% |
| 2022 | — | $180,794 | $446,888 | $1,009,883 | — | +46.1% |
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.