19316 FORMAN DR 78660
| Owner | FAZELPOUR SAAD & LIZBETH MEDINA ANDRADE |
|---|---|
| Parcel ID | 0276670221 |
| Short ID | 950419 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 3,076 SF |
| Land SF | 6,250 SF |
| Acres | 0.143 |
| Year Built | 2021 |
| Legal | LOT 21 BLK B VINE CREEK PHS 2 |
| Neighborhood | A9740 |
| Land | $41,419 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $41,419 |
| Improvement | $374,785 |
|---|---|
| Total Improvement | $374,785 |
| Market | $416,204 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $416,204 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $416,204 |
| Taxable Value | $416,204 |
|---|
Appreciation: Market value has risen +84.5% from $225,625 (2023) to $416,204 (2025), a CAGR of 35.8% 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 $9,275. Pflugerville ISD is the largest single contributor, at 49.7% 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 10% of market value ($41,419 land vs $374,785 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 +35.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,923,552 by 2030, with an estimated annual tax burden around $13,221. 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 | 3,076 SF | ✗ |
| 2ND | 2nd Floor | 1,614 SF | ✓ |
| 1ST | 1st Floor | 1,462 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 400 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 214 SF | ✗ |
| 252 | BEDROOMS | 5 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 116% 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% | $4,606.96 | $4,606.96 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $2,226.69 | $2,226.69 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,564.28 | $1,564.28 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $491.22 | $491.22 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $386.09 | $386.09 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $9,275.24 | $9,275.24 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $494,945 | $416,204 | +18.9% |
| Assessed Value | $494,945 | $416,204 | +18.9% |
| Land Value | $90,000 | $41,419 | +117.3% |
| Improvement Value | $404,945 | $374,785 | +8.0% |
| Taxable Value | $494,945 | $416,204 | +18.9% |
| Total Tax 2026 = estimate |
~$11,030
Estimated
|
~$9,275
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $494,945 | $494,945 | +0 (+0.0%) |
| Taxable Value | $494,945 | $494,945 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $494,945 | $90,000 | $404,945 | — | $494,945 | $494,945 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $416,204 | $41,419 | $374,785 | — | $416,204 | $416,204 | ~$9,275 | Partial |
| 2024 | $591,060 | — | — | −$551,060 | $40,000 | $— | $9,486 | Verified |
| 2023 | $225,625 | — | — | −$185,625 | $40,000 | $— | $12,578 | Verified |
| 2022 | $— | — | — | — | $40,000 | $— | $5,060 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +18.9% | +18.9% | ~100% | Not available | Partial |
| 2025 | -3.6% | -3.6% | ~100% | Not available | Partial |
| 2024 | -26.9% | -26.9% | ~100% | 2.2000% | Verified |
| 2023 | +115.7% ! | +115.7% | ~100% | 2.1300% | Verified |
| 2022 | base year | — | ~100% | 1.8500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +51.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +18.9% | +50.4% | +31.5% | +162.0% | 2024 | -29.6% | 2025 |
| Assessment Ratio | 100.0% | 56.1% | — | 100.0% | 2025 | 6.8% | 2024 |
| 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 |
$9,275 | $10,446 | ~$11,544 | $12,578 | 2023 | $9,275 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$565,283 | ~$457,824 | ~2.1773% | ~$9,968 | +35.8% |
| 2027 | ~$767,760 | ~$503,607 | ~2.1261% | ~$10,707 | +84.5% |
| 2028 | ~$1,042,761 | ~$553,968 | ~2.0748% | ~$11,494 | +150.5% |
| 2029 | ~$1,416,264 | ~$609,364 | ~2.0236% | ~$12,331 | +240.3% |
| 2030 | ~$1,923,552 | ~$670,301 | ~1.9724% | ~$13,221 | +362.2% |
| 2026 | ~$556,959 | ~$457,824 | ~2.2285% | ~$10,203 | +33.8% |
| 2027 | ~$745,315 | ~$503,607 | ~2.2285% | ~$11,223 | +79.1% |
| 2028 | ~$997,370 | ~$553,968 | ~2.2285% | ~$12,345 | +139.6% |
| 2029 | ~$1,334,668 | ~$609,364 | ~2.2285% | ~$13,580 | +220.7% |
| 2030 | ~$1,786,035 | ~$670,301 | ~2.2285% | ~$14,938 | +329.1% |
| 2026 | ~$573,607 | ~$457,824 | ~2.1517% | ~$9,851 | +37.8% |
| 2027 | ~$790,537 | ~$503,607 | ~2.0748% | ~$10,449 | +89.9% |
| 2028 | ~$1,089,508 | ~$553,968 | ~1.9980% | ~$11,068 | +161.8% |
| 2029 | ~$1,501,546 | ~$609,364 | ~1.9211% | ~$11,707 | +260.8% |
| 2030 | ~$2,069,411 | ~$670,301 | ~1.8443% | ~$12,362 | +397.2% |
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.