1601 E PFLUGERVILLE PKWY 4 TX 78660
| Owner | PPM BUILDING 3 OWNER LLC |
|---|---|
| Parcel ID | 0276460405 |
| Short ID | 928561 |
| Type | Real |
| Use Code | 55 Medical Office (>10,000 SF) |
| Valuation | Income |
| Improvement SF | 42,843 SF |
| Land SF | 78,846 SF |
| Acres | 1.810 |
| Year Built | 2021 |
| Legal | UNT 4 PFLUGERVILLE PARKWAY COMMERICAL CONDOMINIUMS PLUS 29.8 % INT IN COM AREA |
| Neighborhood | 55NEA |
| Land | $473,074 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $473,074 |
| Improvement | $8,398,012 |
|---|---|
| Total Improvement | $8,398,012 |
| Market | $8,871,086 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $8,871,086 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $8,871,086 |
| Taxable Value | $8,871,086 |
|---|
Appreciation: Market value has risen +1775.2% from $473,074 (2021) to $8,871,086 (2025), a CAGR of 108.1% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. Over the same span, the median Land/Vacant parcel countywide rose +487.2%, so this parcel has outpaced the broader land/vacant 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 $197,695. Pflugerville ISD is the largest single contributor, at 49.7% of the total 2025 levy.
Asset Class: Land / Vacant. 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 5% of market value ($473,074 land vs $8,398,012 improvements), about $6/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Submarket Position: At $8,871,086, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant 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 +108.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $346,167,607 by 2030, with an estimated annual tax burden around $281,789. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 14,281 SF | ✓ |
| 2ND | 2nd Floor | 14,281 SF | ✓ |
| 3RD | 3rd Floor | 14,281 SF | ✓ |
Market value changed by 526% 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% | $98,194.05 | $98,194.05 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $47,460.31 | $47,460.31 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $33,341.53 | $33,341.53 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $10,469.92 | $10,469.92 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $8,229.26 | $8,229.26 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $197,695.07 | $197,695.07 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $8,839,161 | $8,871,086 | -0.4% |
| Assessed Value | $8,839,161 | $8,871,086 | -0.4% |
| Land Value | $473,074 | $473,074 | +0.0% |
| Improvement Value | $8,366,087 | $8,398,012 | -0.4% |
| Taxable Value | $8,839,161 | $8,871,086 | -0.4% |
| Total Tax 2026 = estimate |
~$196,984
Estimated
|
~$197,695
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $8,839,161 | $8,839,161 | +0 (+0.0%) |
| Taxable Value | $8,839,161 | $8,839,161 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $8,839,161 | $473,074 | $8,366,087 | — | $8,839,161 | $8,839,161 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $8,871,086 | $473,074 | $8,398,012 | — | $8,871,086 | $8,871,086 | ~$197,695 | Partial |
| 2024 | $7,520,496 | — | — | −$7,047,422 | $473,074 | $— | $173,163 | Verified |
| 2023 | $2,962,159 | — | — | −$2,489,085 | $473,074 | $— | $160,040 | Verified |
| 2022 | $— | — | — | — | $473,074 | $— | $66,436 | Verified |
| 2021 | $473,074 | — | — | — | $473,074 | $— | $11,512 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -0.4% | -0.4% | ~100% | Not available | Partial |
| 2025 | +12.5% | +12.5% | ~100% | Not available | Partial |
| 2024 | +4.9% | +4.9% | ~100% | 2.2000% | Verified |
| 2023 | +153.9% ! | +153.9% | ~100% | 2.1300% | Verified |
| 2022 | +526.2% ! | +526.2% | ~100% | 2.2400% | Verified |
| 2021 | base year | — | ~100% | 2.4300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1775.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -0.4% | +174.4% | +108.2% | +526.2% | 2023 | -0.4% | 2026 |
| Assessment Ratio | 100.0% | 64.5% | — | 100.0% | 2021 | 6.3% | 2024 |
| 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 |
$197,695 | $135,602 | ~$246,055 | $197,695 | 2025 | $11,512 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$18,460,298 | ~$9,758,195 | ~2.1773% | ~$212,465 | +108.1% |
| 2027 | ~$38,414,983 | ~$10,734,014 | ~2.1261% | ~$228,212 | +333.0% |
| 2028 | ~$79,939,711 | ~$11,807,415 | ~2.0748% | ~$244,983 | +801.1% |
| 2029 | ~$166,350,649 | ~$12,988,157 | ~2.0236% | ~$262,827 | +1775.2% |
| 2030 | ~$346,167,607 | ~$14,286,973 | ~1.9724% | ~$281,789 | +3802.2% |
| 2026 | ~$18,282,877 | ~$9,758,195 | ~2.2285% | ~$217,465 | +106.1% |
| 2027 | ~$37,680,119 | ~$10,734,014 | ~2.2285% | ~$239,211 | +324.8% |
| 2028 | ~$77,656,893 | ~$11,807,415 | ~2.2285% | ~$263,132 | +775.4% |
| 2029 | ~$160,047,079 | ~$12,988,157 | ~2.2285% | ~$289,445 | +1704.1% |
| 2030 | ~$329,849,243 | ~$14,286,973 | ~2.2285% | ~$318,390 | +3618.3% |
| 2026 | ~$18,637,720 | ~$9,758,195 | ~2.1517% | ~$209,965 | +110.1% |
| 2027 | ~$39,156,943 | ~$10,734,014 | ~2.0748% | ~$222,712 | +341.4% |
| 2028 | ~$82,266,833 | ~$11,807,415 | ~1.9980% | ~$235,908 | +827.4% |
| 2029 | ~$172,838,614 | ~$12,988,157 | ~1.9211% | ~$249,517 | +1848.3% |
| 2030 | ~$363,125,519 | ~$14,286,973 | ~1.8443% | ~$263,489 | +3993.4% |
In 2025, this property's market value of $8,871,086 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 104× the county median of $85,028. Land/Vacant here is the broad TCAD category — every land/vacant 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 | $8,871,086 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $7,520,496 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | $2,962,159 | $25,000 | $71,500 | $271,439 | ↑ Top 25% | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $473,074 | $6,000 | $14,480 | $80,000 | ↑ 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.