19417 FORMAN DR 78660
| Owner | COLARUSSO BRENDAN MICHAEL & GABRIELLA LEA RODRIGUEZ |
|---|---|
| Parcel ID | 0276670329 |
| Short ID | 950437 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,901 SF |
| Land SF | 6,477 SF |
| Acres | 0.149 |
| Year Built | 2021 |
| Legal | LOT 25 BLK C VINE CREEK PHS 2 |
| Neighborhood | A9740 |
| Land | $41,473 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $41,473 |
| Improvement | $340,069 |
|---|---|
| Total Improvement | $340,069 |
| Market | $381,542 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $381,542 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $381,542 |
| Taxable Value | $381,542 |
|---|
Appreciation: Market value has risen +145.2% from $155,604 (2023) to $381,542 (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 $8,503. 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 ($41,473 land vs $340,069 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 $3,592,083 by 2030, with an estimated annual tax burden around $12,120. 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 | 3 SF | ✓ |
Market value changed by 226% 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% | $4,223.29 | $4,223.29 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $2,041.25 | $2,041.25 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,434.01 | $1,434.01 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $450.31 | $450.31 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $353.94 | $353.94 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $8,502.80 | $8,502.80 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $373,253 | $381,542 | -2.2% |
| Assessed Value | $373,253 | $381,542 | -2.2% |
| Land Value | $91,816 | $41,473 | +121.4% |
| Improvement Value | $281,437 | $340,069 | -17.2% |
| Taxable Value | $373,253 | $381,542 | -2.2% |
| Total Tax 2026 = estimate |
~$8,318
Estimated
|
~$8,503
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $373,253 | $373,253 | +0 (+0.0%) |
| Taxable Value | $373,253 | $373,253 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $373,253 | $91,816 | $281,437 | — | $373,253 | $373,253 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $381,542 | $41,473 | $340,069 | — | $381,542 | $381,542 | ~$8,503 | Partial |
| 2024 | $507,259 | — | — | −$467,259 | $40,000 | $— | $8,706 | Verified |
| 2023 | $155,604 | — | — | −$115,604 | $40,000 | $— | $10,795 | Verified |
| 2022 | $— | — | — | — | $40,000 | $— | $3,490 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -2.2% | -2.2% | ~100% | Not available | Partial |
| 2025 | -3.8% | -3.8% | ~100% | Not available | Partial |
| 2024 | -21.8% | -21.8% | ~100% | 2.2000% | Verified |
| 2023 | +226.0% ! | +226.0% | ~100% | 2.1300% | Verified |
| 2022 | base year | — | ~100% | 2.2400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +145.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -2.2% | +66.3% | +57.3% | +226.0% | 2024 | -24.8% | 2025 |
| Assessment Ratio | 100.0% | 58.4% | — | 100.0% | 2025 | 7.9% | 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 |
$8,503 | $9,335 | ~$10,583 | $10,795 | 2023 | $8,503 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$597,452 | ~$419,696 | ~2.1773% | ~$9,138 | +56.6% |
| 2027 | ~$935,543 | ~$461,666 | ~2.1261% | ~$9,815 | +145.2% |
| 2028 | ~$1,464,957 | ~$507,832 | ~2.0748% | ~$10,537 | +284.0% |
| 2029 | ~$2,293,958 | ~$558,616 | ~2.0236% | ~$11,304 | +501.2% |
| 2030 | ~$3,592,083 | ~$614,477 | ~1.9724% | ~$12,120 | +841.5% |
| 2026 | ~$589,821 | ~$419,696 | ~2.2285% | ~$9,353 | +54.6% |
| 2027 | ~$911,798 | ~$461,666 | ~2.2285% | ~$10,288 | +139.0% |
| 2028 | ~$1,409,538 | ~$507,832 | ~2.2285% | ~$11,317 | +269.4% |
| 2029 | ~$2,178,988 | ~$558,616 | ~2.2285% | ~$12,449 | +471.1% |
| 2030 | ~$3,368,472 | ~$614,477 | ~2.2285% | ~$13,694 | +782.9% |
| 2026 | ~$605,083 | ~$419,696 | ~2.1517% | ~$9,031 | +58.6% |
| 2027 | ~$959,594 | ~$461,666 | ~2.0748% | ~$9,579 | +151.5% |
| 2028 | ~$1,521,809 | ~$507,832 | ~1.9980% | ~$10,146 | +298.9% |
| 2029 | ~$2,413,419 | ~$558,616 | ~1.9211% | ~$10,732 | +532.5% |
| 2030 | ~$3,827,414 | ~$614,477 | ~1.8443% | ~$11,333 | +903.1% |
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.