20020 ENGELMANN LN TX 78653
| Owner | CARGAL KARMA |
|---|---|
| Parcel ID | 0275700202 |
| Short ID | 278134 |
| Type | Real |
| Use Code | E Rural Land (Not Qualified for Open-Space Appraisal) |
| Valuation | Cost |
| Improvement SF | 2,270 SF |
| Land SF | 442,134 SF |
| Acres | 10.150 |
| Year Built | 1950 |
| Legal | ABS 354 SUR 67 HAM B L ACR 9.15 |
| Neighborhood | _RGN317 |
| Land | $577,941 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $577,941 |
| Improvement | $304,567 |
|---|---|
| Total Improvement | $304,567 |
| Market | $882,508 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $882,508 |
| Value Limitation Adjustment (−) (homestead cap) | −$493,912 |
| Net Appraised (assessed) | $388,596 |
| Exemptions (−) (HS,OV65) | −$220,939 |
|---|---|
| Taxable Value | $167,657 |
Appreciation: Market value has risen +265.7% from $241,288 (2021) to $882,508 (2025), a CAGR of 38.3% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Agricultural parcel countywide rose +479.4%, so this parcel has lagged the broader agricultural market over the same period.
Tax Burden: The combined rate across 4 taxing entities is 1.6935% in 2025 (+0.0403% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $2,839. Travis County is the largest single contributor, at 44.4% of the total 2025 levy.
Assessment Gap: Assessed value ($388,596) is $493,912 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. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 65% of market value ($577,941 land vs $304,567 improvements), about $1/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $882,508, this parcel sits in the upper-middle (50th–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.
Forward Outlook: Holding the +69.1% Base-scenario CAGR (Based on 2022–2025 certified trend, projected forward from 2025), the model projects market value near $12,202,548 by 2030, with an estimated annual tax burden around $8,615. 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 | 1,598 SF | ✓ |
| 2ND | 2nd Floor | 672 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 456 SF | ✗ |
| 251 | BATHROOM | 1 SF | ✓ |
| 299 | ALL FLAT VALUE | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 278134 | CARGAL W D & KARMA | 20020 ENGELMANN LN MANOR 78653 | $403,838 | $185,216 | $85,228 |
| 278135 | CARGAL W D & KARMA | 20020 ENGELMANN LN 78653 | $456,128 | $242,240 | $111,468 |
Market value changed by 281% 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 |
|---|---|---|---|---|---|---|---|---|---|
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $630.13 | $630.13 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $360.49 | $360.49 | Paid |
| IPF Pflugerville ISD | 1.3880% | 1.2646% | 1.1092% | 1.1069% | 1.1069% | +0.0000% | $280.46 | $280.46 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $148.33 | $148.33 | Paid |
| Combined Rate | 1.9472% | 1.7615% | 1.5918% | 1.6532% | 1.6935% | +0.0403% | $1,419.41 | $1,419.41 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $859,966 | $882,508 | -2.6% |
| Assessed Value | $427,456 | $388,596 | +10.0% |
| Land Value | $505,978 | $577,941 | -12.5% |
| Improvement Value | $353,988 | $304,567 | +16.2% |
| Taxable Value | $196,696 | $167,657 | +17.3% |
| Exemptions | HS,OV65 | HS,OV65 | |
| HS Cap Loss | -$432,510 | — | |
| Total Tax 2026 = estimate |
~$3,331
Estimated
|
~$1,419
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $859,966 | $859,966 | +0 (+0.0%) |
| Taxable Value | $198,745 | $196,696 | -2,049 (-1.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $859,966 | $505,978 | $353,988 | −$432,510 | $427,456 | $196,696 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $882,508 | $577,941 | $304,567 | −$493,912 | $388,596 | $167,657 | ~$1,419 | Partial |
| 2024 | $288,338 | — | — | — | $577,941 ! | $— | $2,443 | Verified |
| 2023 | $263,640 | — | — | — | $875,945 ! | $— | $1,825 | Verified |
| 2022 | $182,507 | — | — | — | $771,197 ! | $— | $3,583 | Verified |
| 2021 | $241,288 | — | — | −$39,100 | $202,188 | $— | $3,608 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -12.5% | +10.0% | 53.1% | Not available | Partial |
| 2025 | +0.0% | +10.0% | 42.3% | Not available | Partial |
| 2024 | -34.0% | +10.0% | 38.4% | 0.3100% | Verified |
| 2023 | +13.6% | +10.0% | 23.0% | 0.1700% | Verified |
| 2022 | +280.9% ! | +43.9% | 23.8% | 0.3700% | Verified |
| 2021 | base year | — | 63.0% | 1.5000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +185.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -2.6% | +46.6% | +70.0% | +206.1% | 2025 | -24.4% | 2022 |
| Assessment Ratio | 49.7% | 188.8% | — | 422.6% | 2022 | 44.0% | 2025 |
| Effective Tax Rate (2025) | 0.1800% | 0.1800% | — | 0.1800% | 2025 | 0.1800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,419 | $2,576 | ~$7,783 | $3,608 | 2021 | $1,419 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,492,331 | ~$427,456 | ~1.6301% | ~$6,968 | +69.1% |
| 2027 | ~$2,523,547 | ~$470,201 | ~1.5667% | ~$7,367 | +186.0% |
| 2028 | ~$4,267,345 | ~$517,221 | ~1.5033% | ~$7,775 | +383.5% |
| 2029 | ~$7,216,127 | ~$568,943 | ~1.4399% | ~$8,192 | +717.7% |
| 2030 | ~$12,202,548 | ~$625,838 | ~1.3765% | ~$8,615 | +1282.7% |
| 2026 | ~$1,474,680 | ~$427,456 | ~1.6935% | ~$7,239 | +67.1% |
| 2027 | ~$2,464,207 | ~$470,201 | ~1.6935% | ~$7,963 | +179.2% |
| 2028 | ~$4,117,716 | ~$517,221 | ~1.6935% | ~$8,759 | +366.6% |
| 2029 | ~$6,880,748 | ~$568,943 | ~1.6935% | ~$9,635 | +679.7% |
| 2030 | ~$11,497,804 | ~$625,838 | ~1.6935% | ~$10,599 | +1202.9% |
| 2026 | ~$1,509,981 | ~$427,456 | ~1.5984% | ~$6,833 | +71.1% |
| 2027 | ~$2,583,593 | ~$470,201 | ~1.5033% | ~$7,069 | +192.8% |
| 2028 | ~$4,420,556 | ~$517,221 | ~1.4082% | ~$7,283 | +400.9% |
| 2029 | ~$7,563,619 | ~$568,943 | ~1.3131% | ~$7,471 | +757.1% |
| 2030 | ~$12,941,433 | ~$625,838 | ~1.2179% | ~$7,622 | +1366.4% |
In 2025, this property's market value of $882,508 places it in the 50th–75th percentile for Agricultural properties in Travis County (7602 comparable) — +48% above 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 | $882,508 | $207,536 | $597,708 | $1,442,275 | ↑ Above median | +0.0% |
| 2024 | $288,338 | $217,016 | $597,296 | $1,446,593 | ↓ Below median | +23.7% |
| 2023 | $263,640 | $167,963 | $453,916 | $1,078,522 | ↓ Below median | +0.0% |
| 2022 | $182,507 | $180,794 | $446,888 | $1,009,883 | ↓ Below median | +46.1% |
| 2021 | $241,288 | $33,611 | $103,166 | $247,000 | ↑ Above median | 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.