17401 GABBRO DR TX 78660
| Owner | VERONA RESIDENTIAL COMMUNITY INC |
|---|---|
| Parcel ID | 0276650603 |
| Short ID | 875921 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 2,161 SF |
| Acres | 0.050 |
| Year Built | — |
| Legal | LOT 1A BLK B VERONA SEC 1 |
| Neighborhood | A9740 |
| Land | $404 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $404 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $404 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $404 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $404 |
| Taxable Value | $404 |
|---|
Appreciation: Market value has risen +1.0% from $400 (2021) to $404 (2025), a CAGR of 0.2% over 4 years. Growth has been relatively flat for this asset class. 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. Over the same span, the median Land/Vacant parcel countywide rose +487.2%, so this parcel has lagged 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 $9. Pflugerville ISD is the largest single contributor, at 49.7% of the total 2025 levy.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 100% of market value ($404 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.
Submarket Position: At $404, this parcel sits in the bottom quartile (<25th 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 +0.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $409 by 2030, with an estimated annual tax burden around $8. 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 98% 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% | $4.47 | $4.47 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $2.16 | $2.16 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1.52 | $1.52 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $0.48 | $0.48 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $0.37 | $0.37 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $9.00 | $9.00 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $800 | $404 | +98.0% |
| Assessed Value | $485 | $404 | +20.0% |
| Land Value | $800 | $404 | +98.0% |
| Improvement Value | — | — | — |
| Taxable Value | $485 | $404 | +20.0% |
| HS Cap Loss | -$315 | — | |
| Total Tax 2026 = estimate |
~$11
Estimated
|
~$9
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $800 | $800 | +0 (+0.0%) |
| Taxable Value | $485 | $485 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $800 | $800 | — | −$315 | $485 | $485 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $404 | $404 | — | — | $404 | $404 | ~$9 | Partial |
| 2024 | $— | — | — | — | $400 | $— | $9 | Verified |
| 2023 | $— | — | — | — | $400 | $— | $9 | Verified |
| 2022 | $— | — | — | — | $400 | $— | $9 | Verified |
| 2021 | $400 | — | — | — | $400 | $— | $10 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +98.0% ! | +20.0% | 60.6% | Not available | Partial |
| 2025 | +1.0% | +1.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 2.2000% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 2.1300% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 2.2400% | Verified |
| 2021 | base year | — | ~100% | 2.4400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +98.0% | +49.5% | -9.7% | +98.0% | 2026 | +1.0% | 2025 |
| Assessment Ratio | 60.6% | 86.9% | — | 100.0% | 2021 | 60.6% | 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 |
$9 | $9 | ~$8 | $10 | 2021 | $9 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$405 | ~$405 | ~2.1773% | ~$9 | +0.2% |
| 2027 | ~$406 | ~$406 | ~2.1261% | ~$9 | +0.5% |
| 2028 | ~$407 | ~$407 | ~2.0748% | ~$8 | +0.7% |
| 2029 | ~$408 | ~$408 | ~2.0236% | ~$8 | +1.0% |
| 2030 | ~$409 | ~$409 | ~1.9724% | ~$8 | +1.2% |
| 2026 | ~$397 | ~$397 | ~2.2285% | ~$9 | -1.7% |
| 2027 | ~$390 | ~$390 | ~2.2285% | ~$9 | -3.5% |
| 2028 | ~$383 | ~$383 | ~2.2285% | ~$9 | -5.2% |
| 2029 | ~$376 | ~$376 | ~2.2285% | ~$8 | -6.9% |
| 2030 | ~$370 | ~$370 | ~2.2285% | ~$8 | -8.4% |
| 2026 | ~$413 | ~$413 | ~2.1517% | ~$9 | +2.2% |
| 2027 | ~$422 | ~$422 | ~2.0748% | ~$9 | +4.5% |
| 2028 | ~$432 | ~$432 | ~1.9980% | ~$9 | +6.9% |
| 2029 | ~$442 | ~$442 | ~1.9211% | ~$8 | +9.4% |
| 2030 | ~$452 | ~$452 | ~1.8443% | ~$8 | +11.9% |
In 2025, this property's market value of $404 places it in the bottom 25% for Land/Vacant properties in Travis County (35611 comparable) — -100% below 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 | $404 | $24,862 | $85,028 | $363,420 | ↓ Bottom 25% | +2.1% |
| 2024 | — | $23,000 | $66,000 | $330,000 | — | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $400 | $6,000 | $14,480 | $80,000 | ↓ Bottom 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.