19317 FORMAN DR 78660
| Owner | BEHADARI ALI AL & ALAA AL AARAJI |
|---|---|
| Parcel ID | 0276670321 |
| Short ID | 950429 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,901 SF |
| Land SF | 6,250 SF |
| Acres | 0.143 |
| Year Built | 2021 |
| Legal | LOT 33 BLK C VINE CREEK PHS 2 |
| Neighborhood | A9740 |
| Land | $41,419 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $41,419 |
| Improvement | $341,144 |
|---|---|
| Total Improvement | $341,144 |
| Market | $382,563 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $382,563 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $382,563 |
| Taxable Value | $382,563 |
|---|
Appreciation: Market value has risen +47.7% from $259,015 (2023) to $382,563 (2025), a CAGR of 21.5% 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 $8,526. 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 11% of market value ($41,419 land vs $341,144 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 +21.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,014,257 by 2030, with an estimated annual tax burden around $12,152. 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 | 1,901 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,901 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 399 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 158 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| 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% | $4,234.59 | $4,234.59 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $2,046.71 | $2,046.71 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,437.84 | $1,437.84 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $451.51 | $451.51 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $354.88 | $354.88 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $8,525.53 | $8,525.53 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $396,751 | $382,563 | +3.7% |
| Assessed Value | $396,751 | $382,563 | +3.7% |
| Land Value | $90,000 | $41,419 | +117.3% |
| Improvement Value | $306,751 | $341,144 | -10.1% |
| Taxable Value | $396,751 | $382,563 | +3.7% |
| Total Tax 2026 = estimate |
~$8,842
Estimated
|
~$8,526
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $396,751 | $396,751 | +0 (+0.0%) |
| Taxable Value | $396,751 | $396,751 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $396,751 | $90,000 | $306,751 | — | $396,751 | $396,751 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $382,563 | $41,419 | $341,144 | — | $382,563 | $382,563 | ~$8,526 | Partial |
| 2024 | $435,403 | — | — | −$395,403 | $40,000 | $— | $8,722 | Verified |
| 2023 | $259,015 | — | — | −$219,015 | $40,000 | $— | $9,266 | Verified |
| 2022 | $— | — | — | — | $40,000 | $— | $5,809 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.7% | +3.7% | ~100% | Not available | Partial |
| 2025 | -3.7% | -3.7% | ~100% | Not available | Partial |
| 2024 | -8.8% | -8.8% | ~100% | 2.2000% | Verified |
| 2023 | +68.1% | +68.1% | ~100% | 2.1300% | Verified |
| 2022 | base year | — | ~100% | 2.2400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +47.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +3.7% | +19.9% | +20.7% | +68.1% | 2024 | -12.1% | 2025 |
| Assessment Ratio | 100.0% | 56.1% | — | 100.0% | 2025 | 9.2% | 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 |
$8,526 | $8,838 | ~$10,611 | $9,266 | 2023 | $8,526 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$464,935 | ~$420,819 | ~2.1773% | ~$9,162 | +21.5% |
| 2027 | ~$565,042 | ~$462,901 | ~2.1261% | ~$9,842 | +47.7% |
| 2028 | ~$686,705 | ~$509,191 | ~2.0748% | ~$10,565 | +79.5% |
| 2029 | ~$834,563 | ~$560,110 | ~2.0236% | ~$11,334 | +118.2% |
| 2030 | ~$1,014,257 | ~$616,122 | ~1.9724% | ~$12,152 | +165.1% |
| 2026 | ~$457,283 | ~$420,819 | ~2.2285% | ~$9,378 | +19.5% |
| 2027 | ~$546,598 | ~$462,901 | ~2.2285% | ~$10,316 | +42.9% |
| 2028 | ~$653,357 | ~$509,191 | ~2.2285% | ~$11,347 | +70.8% |
| 2029 | ~$780,968 | ~$560,110 | ~2.2285% | ~$12,482 | +104.1% |
| 2030 | ~$933,503 | ~$616,122 | ~2.2285% | ~$13,730 | +144.0% |
| 2026 | ~$472,586 | ~$420,819 | ~2.1517% | ~$9,055 | +23.5% |
| 2027 | ~$583,793 | ~$462,901 | ~2.0748% | ~$9,604 | +52.6% |
| 2028 | ~$721,168 | ~$509,191 | ~1.9980% | ~$10,173 | +88.5% |
| 2029 | ~$890,870 | ~$560,110 | ~1.9211% | ~$10,760 | +132.9% |
| 2030 | ~$1,100,506 | ~$616,122 | ~1.8443% | ~$11,363 | +187.7% |
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.