19400 FORMAN DR 78660
| Owner | LEE YUJEONG |
|---|---|
| Parcel ID | 0276670217 |
| Short ID | 950415 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,755 SF |
| Land SF | 6,250 SF |
| Acres | 0.143 |
| Year Built | 2021 |
| Legal | LOT 17 BLK B VINE CREEK PHS 2 |
| Neighborhood | A9740 |
| Land | $41,419 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $41,419 |
| Improvement | $293,398 |
|---|---|
| Total Improvement | $293,398 |
| Market | $334,817 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $334,817 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $334,817 |
| Exemptions (−) (HS) | −$66,963 |
|---|---|
| Taxable Value | $267,854 |
Appreciation: Market value has risen +104.2% from $163,928 (2023) to $334,817 (2025), a CAGR of 42.9% 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 $5,969. Pflugerville ISD is the largest single contributor, at 38.6% 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 12% of market value ($41,419 land vs $293,398 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 +42.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,996,151 by 2030, with an estimated annual tax burden around $10,635. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,755 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,755 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 420 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 175 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 159% 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% | $2,156.43 | $2,156.43 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $1,791.27 | $1,791.27 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,006.72 | $1,006.72 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $316.13 | $316.13 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $310.59 | $310.59 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $5,581.14 | $5,581.14 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $319,893 | $334,817 | -4.5% |
| Assessed Value | $319,893 | $334,817 | -4.5% |
| Land Value | $90,000 | $41,419 | +117.3% |
| Improvement Value | $229,893 | $293,398 | -21.6% |
| Taxable Value | $255,914 | $267,854 | -4.5% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$5,703
Estimated
|
~$5,581
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $356,189 | $319,893 | -36,296 (-10.2%) |
| Taxable Value | $284,951 | $255,914 | -29,037 (-10.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $319,893 | $90,000 | $229,893 | — | $319,893 | $255,914 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $334,817 | $41,419 | $293,398 | — | $334,817 | $267,854 | ~$5,581 | Partial |
| 2024 | $423,824 | — | — | −$383,824 | $40,000 | $— | $6,834 | Verified |
| 2023 | $163,928 | — | — | −$123,928 | $40,000 | $— | $7,566 | Verified |
| 2022 | $— | — | — | — | $40,000 | $— | $3,278 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +6.4% | +6.4% | ~100% | Not available | Partial |
| 2025 | -11.2% | -11.2% | ~100% | Not available | Partial |
| 2024 | -11.0% | -11.0% | ~100% | 1.8100% | Verified |
| 2023 | +158.5% ! | +158.5% | ~100% | 1.7900% | Verified |
| 2022 | base year | — | ~100% | 2.0000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +104.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.5% | +44.3% | +44.2% | +158.5% | 2024 | -21.0% | 2025 |
| Assessment Ratio | 100.0% | 58.5% | — | 100.0% | 2025 | 9.4% | 2024 |
| Effective Tax Rate (2025) | 1.6700% | 1.6700% | — | 1.6700% | 2025 | 1.6700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,581 | $6,660 | ~$9,287 | $7,566 | 2023 | $5,581 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$478,503 | ~$368,299 | ~2.1773% | ~$8,019 | +42.9% |
| 2027 | ~$683,852 | ~$405,129 | ~2.1261% | ~$8,613 | +104.2% |
| 2028 | ~$977,325 | ~$445,641 | ~2.0748% | ~$9,246 | +191.9% |
| 2029 | ~$1,396,742 | ~$490,206 | ~2.0236% | ~$9,920 | +317.2% |
| 2030 | ~$1,996,151 | ~$539,226 | ~1.9724% | ~$10,635 | +496.2% |
| 2026 | ~$471,807 | ~$368,299 | ~2.2285% | ~$8,208 | +40.9% |
| 2027 | ~$664,845 | ~$405,129 | ~2.2285% | ~$9,028 | +98.6% |
| 2028 | ~$936,866 | ~$445,641 | ~2.2285% | ~$9,931 | +179.8% |
| 2029 | ~$1,320,182 | ~$490,206 | ~2.2285% | ~$10,924 | +294.3% |
| 2030 | ~$1,860,332 | ~$539,226 | ~2.2285% | ~$12,017 | +455.6% |
| 2026 | ~$485,199 | ~$368,299 | ~2.1517% | ~$7,925 | +44.9% |
| 2027 | ~$703,126 | ~$405,129 | ~2.0748% | ~$8,406 | +110.0% |
| 2028 | ~$1,018,933 | ~$445,641 | ~1.9980% | ~$8,904 | +204.3% |
| 2029 | ~$1,476,585 | ~$490,206 | ~1.9211% | ~$9,417 | +341.0% |
| 2030 | ~$2,139,790 | ~$539,226 | ~1.8443% | ~$9,945 | +539.1% |
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.