17600 SHAFER DR 78653
| Owner | MOHAMMADPOUR NAZANIN |
|---|---|
| Parcel ID | 0276651201 |
| Short ID | 950395 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,596 SF |
| Land SF | 7,529 SF |
| Acres | 0.173 |
| Year Built | 2021 |
| Legal | LOT 3 BLK B VINE CREEK PHS 2 |
| Neighborhood | A9740 |
| Land | $41,722 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $41,722 |
| Improvement | $416,047 |
|---|---|
| Total Improvement | $416,047 |
| Market | $457,769 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $457,769 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $457,769 |
| Exemptions (−) (HS) | −$91,554 |
|---|---|
| Taxable Value | $366,215 |
Appreciation: Market value has risen +145.4% from $186,562 (2023) to $457,769 (2025), a CAGR of 56.6% 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 $8,161. Pflugerville ISD is the largest single contributor, at 42.9% 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 9% of market value ($41,722 land vs $416,047 improvements), about $6/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 +56.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,317,222 by 2030, with an estimated annual tax burden around $14,541. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,596 SF | ✗ |
| 1ST | 1st Floor | 1,471 SF | ✓ |
| 2ND | 2nd Floor | 1,125 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 400 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 237 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 207% 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% | $3,517.39 | $3,517.39 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $2,449.06 | $2,449.06 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,376.40 | $1,376.40 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $432.22 | $432.22 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $424.65 | $424.65 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $8,199.72 | $8,199.72 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $444,493 | $457,769 | -2.9% |
| Assessed Value | $444,493 | $457,769 | -2.9% |
| Land Value | $100,116 | $41,722 | +140.0% |
| Improvement Value | $344,377 | $416,047 | -17.2% |
| Taxable Value | $355,594 | $366,215 | -2.9% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$7,925
Estimated
|
~$8,200
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $444,493 | $444,493 | +0 (+0.0%) |
| Taxable Value | $355,594 | $355,594 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $444,493 | $100,116 | $344,377 | — | $444,493 | $355,594 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $457,769 | $41,722 | $416,047 | — | $457,769 | $366,215 | ~$8,200 | Partial |
| 2024 | $572,728 | — | — | −$532,728 | $40,000 | $— | $8,899 | Verified |
| 2023 | $186,562 | — | — | −$146,562 | $40,000 | $— | $10,614 | Verified |
| 2022 | $— | — | — | — | $40,000 | $— | $3,701 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -2.9% | -2.9% | ~100% | Not available | Partial |
| 2025 | -3.7% | -3.7% | ~100% | Not available | Partial |
| 2024 | -17.0% | -17.0% | ~100% | 1.8700% | Verified |
| 2023 | +207.0% ! | +207.0% | ~100% | 1.8500% | Verified |
| 2022 | base year | — | ~100% | 1.9800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +145.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -2.9% | +61.3% | +57.6% | +207.0% | 2024 | -20.1% | 2025 |
| Assessment Ratio | 100.0% | 57.1% | — | 100.0% | 2025 | 7.0% | 2024 |
| Effective Tax Rate (2025) | 1.7900% | 1.7900% | — | 1.7900% | 2025 | 1.7900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$8,200 | $9,238 | ~$12,697 | $10,614 | 2023 | $8,200 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$717,064 | ~$503,546 | ~2.1773% | ~$10,964 | +56.6% |
| 2027 | ~$1,123,232 | ~$553,900 | ~2.1261% | ~$11,776 | +145.4% |
| 2028 | ~$1,759,467 | ~$609,291 | ~2.0748% | ~$12,642 | +284.4% |
| 2029 | ~$2,756,086 | ~$670,220 | ~2.0236% | ~$13,562 | +502.1% |
| 2030 | ~$4,317,222 | ~$737,242 | ~1.9724% | ~$14,541 | +843.1% |
| 2026 | ~$707,909 | ~$503,546 | ~2.2285% | ~$11,222 | +54.6% |
| 2027 | ~$1,094,733 | ~$553,900 | ~2.2285% | ~$12,344 | +139.1% |
| 2028 | ~$1,692,930 | ~$609,291 | ~2.2285% | ~$13,578 | +269.8% |
| 2029 | ~$2,618,001 | ~$670,220 | ~2.2285% | ~$14,936 | +471.9% |
| 2030 | ~$4,048,562 | ~$737,242 | ~2.2285% | ~$16,430 | +784.4% |
| 2026 | ~$726,219 | ~$503,546 | ~2.1517% | ~$10,835 | +58.6% |
| 2027 | ~$1,152,098 | ~$553,900 | ~2.0748% | ~$11,492 | +151.7% |
| 2028 | ~$1,827,725 | ~$609,291 | ~1.9980% | ~$12,173 | +299.3% |
| 2029 | ~$2,899,562 | ~$670,220 | ~1.9211% | ~$12,876 | +533.4% |
| 2030 | ~$4,599,959 | ~$737,242 | ~1.8443% | ~$13,597 | +904.9% |
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.