17601 SHAFER DR 78653
| Owner | LI CAROLYN SEE YUN & SUET LING HA & |
|---|---|
| Parcel ID | 0276651105 |
| Short ID | 950493 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,445 SF |
| Land SF | 6,097 SF |
| Acres | 0.140 |
| Year Built | 2021 |
| Legal | LOT 17 BLK A VINE CREEK PHS 2 |
| Neighborhood | A9740 |
| Land | $41,382 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $41,382 |
| Improvement | $280,730 |
|---|---|
| Total Improvement | $280,730 |
| Market | $322,112 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $322,112 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $322,112 |
| Exemptions (−) (HS) | −$64,422 |
|---|---|
| Taxable Value | $257,690 |
Appreciation: Market value has risen +135.7% from $136,639 (2023) to $322,112 (2025), a CAGR of 53.5% over 2 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend.
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 $5,743. Pflugerville ISD is the largest single contributor, at 38.0% of the total 2025 levy.
Asset Class: O. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 13% of market value ($41,382 land vs $280,730 improvements), about $7/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Forward Outlook: Holding the +53.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,748,448 by 2030, with an estimated annual tax burden around $10,232. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,445 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,445 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 420 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 221 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 204% in 2023, 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% | $2,015.80 | $2,015.80 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $1,723.30 | $1,723.30 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $968.51 | $968.51 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $304.13 | $304.13 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $298.81 | $298.81 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $5,310.55 | $5,310.55 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $288,234 | $322,112 | -10.5% |
| Assessed Value | $288,234 | $322,112 | -10.5% |
| Land Value | $88,776 | $41,382 | +114.5% |
| Improvement Value | $199,458 | $280,730 | -29.0% |
| Taxable Value | $230,587 | $257,690 | -10.5% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$5,139
Estimated
|
~$5,311
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $320,937 | $288,234 | -32,703 (-10.2%) |
| Taxable Value | $256,750 | $230,587 | -26,163 (-10.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $288,234 | $88,776 | $199,458 | — | $288,234 | $230,587 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $322,112 | $41,382 | $280,730 | — | $322,112 | $257,690 | ~$5,311 | Partial |
| 2024 | $415,576 | — | — | −$375,576 | $40,000 | $— | $5,938 | Verified |
| 2023 | $136,639 | — | — | −$96,639 | $40,000 | $— | $7,398 | Verified |
| 2022 | $— | — | — | — | $40,000 | $— | $2,523 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -0.4% | -0.4% | ~100% | Not available | Partial |
| 2025 | -3.7% | -3.7% | ~100% | Not available | Partial |
| 2024 | -19.5% | -19.5% | ~100% | 1.7700% | Verified |
| 2023 | +204.1% ! | +204.1% | ~100% | 1.7800% | Verified |
| 2022 | base year | — | ~100% | 1.8500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +135.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -10.5% | +57.0% | +57.1% | +204.1% | 2024 | -22.5% | 2025 |
| Assessment Ratio | 100.0% | 59.7% | — | 100.0% | 2025 | 9.6% | 2024 |
| Effective Tax Rate (2025) | 1.6500% | 1.6500% | — | 1.6500% | 2025 | 1.6500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,311 | $6,215 | ~$8,934 | $7,398 | 2023 | $5,311 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$494,565 | ~$354,323 | ~2.1773% | ~$7,715 | +53.5% |
| 2027 | ~$759,345 | ~$389,756 | ~2.1261% | ~$8,286 | +135.7% |
| 2028 | ~$1,165,884 | ~$428,731 | ~2.0748% | ~$8,895 | +261.9% |
| 2029 | ~$1,790,076 | ~$471,604 | ~2.0236% | ~$9,543 | +455.7% |
| 2030 | ~$2,748,448 | ~$518,765 | ~1.9724% | ~$10,232 | +753.3% |
| 2026 | ~$488,122 | ~$354,323 | ~2.2285% | ~$7,896 | +51.5% |
| 2027 | ~$739,691 | ~$389,756 | ~2.2285% | ~$8,686 | +129.6% |
| 2028 | ~$1,120,914 | ~$428,731 | ~2.2285% | ~$9,554 | +248.0% |
| 2029 | ~$1,698,612 | ~$471,604 | ~2.2285% | ~$10,510 | +427.3% |
| 2030 | ~$2,574,043 | ~$518,765 | ~2.2285% | ~$11,561 | +699.1% |
| 2026 | ~$501,007 | ~$354,323 | ~2.1517% | ~$7,624 | +55.5% |
| 2027 | ~$779,256 | ~$389,756 | ~2.0748% | ~$8,087 | +141.9% |
| 2028 | ~$1,212,041 | ~$428,731 | ~1.9980% | ~$8,566 | +276.3% |
| 2029 | ~$1,885,185 | ~$471,604 | ~1.9211% | ~$9,060 | +485.3% |
| 2030 | ~$2,932,180 | ~$518,765 | ~1.8443% | ~$9,567 | +810.3% |
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.