19408 FORMAN DR 78660
| Owner | GANGATHARAN ARUN & MANJULA KUMAR |
|---|---|
| Parcel ID | 0276670215 |
| Short ID | 950413 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,913 SF |
| Land SF | 6,250 SF |
| Acres | 0.143 |
| Year Built | 2021 |
| Legal | LOT 15 BLK B VINE CREEK PHS 2 |
| Neighborhood | A9740 |
| Land | $41,419 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $41,419 |
| Improvement | $416,586 |
|---|---|
| Total Improvement | $416,586 |
| Market | $458,005 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $458,005 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $458,005 |
| Exemptions (−) (HS) | −$91,601 |
|---|---|
| Taxable Value | $366,404 |
Appreciation: Market value has risen +104.7% from $223,720 (2023) to $458,005 (2025), a CAGR of 43.1% 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 $8,165. 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 ($41,419 land vs $416,586 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 +43.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,746,526 by 2030, with an estimated annual tax burden around $14,548. 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 | 2,913 SF | ✗ |
| 1ST | 1st Floor | 1,824 SF | ✓ |
| 2ND | 2nd Floor | 1,089 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 435 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 353 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 139% 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% | $3,520.00 | $3,520.00 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $2,450.33 | $2,450.33 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,377.11 | $1,377.11 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $432.44 | $432.44 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $424.87 | $424.87 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $8,204.75 | $8,204.75 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $473,088 | $458,005 | +3.3% |
| Assessed Value | $473,088 | $458,005 | +3.3% |
| Land Value | $90,000 | $41,419 | +117.3% |
| Improvement Value | $383,088 | $416,586 | -8.0% |
| Taxable Value | $378,470 | $366,404 | +3.3% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$8,434
Estimated
|
~$8,205
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $473,088 | $473,088 | +0 (+0.0%) |
| Taxable Value | $378,470 | $378,470 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $473,088 | $90,000 | $383,088 | — | $473,088 | $378,470 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $458,005 | $41,419 | $416,586 | — | $458,005 | $366,404 | ~$8,205 | Partial |
| 2024 | $611,551 | — | — | −$571,551 | $40,000 | $— | $8,918 | Verified |
| 2023 | $223,720 | — | — | −$183,720 | $40,000 | $— | $11,409 | Verified |
| 2022 | $— | — | — | — | $40,000 | $— | $5,018 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.3% | +3.3% | ~100% | Not available | Partial |
| 2025 | -3.8% | -3.8% | ~100% | Not available | Partial |
| 2024 | -26.8% | -26.8% | ~100% | 1.8700% | Verified |
| 2023 | +139.5% ! | +139.5% | ~100% | 1.7500% | Verified |
| 2022 | base year | — | ~100% | 1.8500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +68.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +3.3% | +50.5% | +42.2% | +173.4% | 2024 | -25.1% | 2025 |
| Assessment Ratio | 100.0% | 56.1% | — | 100.0% | 2025 | 6.5% | 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 |
$8,205 | $9,511 | ~$12,703 | $11,409 | 2023 | $8,205 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$655,319 | ~$503,806 | ~2.1773% | ~$10,969 | +43.1% |
| 2027 | ~$937,639 | ~$554,186 | ~2.1261% | ~$11,782 | +104.7% |
| 2028 | ~$1,341,585 | ~$609,605 | ~2.0748% | ~$12,648 | +192.9% |
| 2029 | ~$1,919,557 | ~$670,565 | ~2.0236% | ~$13,569 | +319.1% |
| 2030 | ~$2,746,526 | ~$737,622 | ~1.9724% | ~$14,548 | +499.7% |
| 2026 | ~$646,159 | ~$503,806 | ~2.2285% | ~$11,227 | +41.1% |
| 2027 | ~$911,609 | ~$554,186 | ~2.2285% | ~$12,350 | +99.0% |
| 2028 | ~$1,286,110 | ~$609,605 | ~2.2285% | ~$13,585 | +180.8% |
| 2029 | ~$1,814,460 | ~$670,565 | ~2.2285% | ~$14,944 | +296.2% |
| 2030 | ~$2,559,862 | ~$737,622 | ~2.2285% | ~$16,438 | +458.9% |
| 2026 | ~$664,479 | ~$503,806 | ~2.1517% | ~$10,840 | +45.1% |
| 2027 | ~$964,035 | ~$554,186 | ~2.0748% | ~$11,498 | +110.5% |
| 2028 | ~$1,398,634 | ~$609,605 | ~1.9980% | ~$12,180 | +205.4% |
| 2029 | ~$2,029,155 | ~$670,565 | ~1.9211% | ~$12,882 | +343.0% |
| 2030 | ~$2,943,924 | ~$737,622 | ~1.8443% | ~$13,604 | +542.8% |
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.