17717 ZINFANDEL DR 78660
| Owner | SUBRAMANIAN ARUMUGAM & MEENA PALANITHEVAR KULANDAIVEL |
|---|---|
| Parcel ID | 0276670336 |
| Short ID | 950453 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,558 SF |
| Land SF | 7,506 SF |
| Acres | 0.172 |
| Year Built | 2021 |
| Legal | LOT 18 BLK C VINE CREEK PHS 2 |
| Neighborhood | A9740 |
| Land | $41,717 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $41,717 |
| Improvement | $382,796 |
|---|---|
| Total Improvement | $382,796 |
| Market | $424,513 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $424,513 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $424,513 |
| Taxable Value | $424,513 |
|---|
Appreciation: Market value has risen +128.5% from $185,763 (2023) to $424,513 (2025), a CAGR of 51.2% 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 $9,460. 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 ($41,717 land vs $382,796 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 +51.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,351,355 by 2030, with an estimated annual tax burden around $13,485. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,558 SF | ✗ |
| 1ST | 1st Floor | 1,433 SF | ✓ |
| 2ND | 2nd Floor | 1,125 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 400 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 218 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 209% 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% | $4,698.93 | $4,698.93 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $2,271.14 | $2,271.14 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,595.51 | $1,595.51 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $501.02 | $501.02 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $393.80 | $393.80 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $9,460.40 | $9,460.40 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $401,303 | $424,513 | -5.5% |
| Assessed Value | $401,303 | $424,513 | -5.5% |
| Land Value | $100,024 | $41,717 | +139.8% |
| Improvement Value | $301,279 | $382,796 | -21.3% |
| Taxable Value | $401,303 | $424,513 | -5.5% |
| Total Tax 2026 = estimate |
~$8,943
Estimated
|
~$9,460
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $446,836 | $401,303 | -45,533 (-10.2%) |
| Taxable Value | $446,836 | $401,303 | -45,533 (-10.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $401,303 | $100,024 | $301,279 | — | $401,303 | $401,303 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $424,513 | $41,717 | $382,796 | — | $424,513 | $424,513 | ~$9,460 | Partial |
| 2024 | $487,876 | — | — | −$447,876 | $40,000 | $— | $8,302 | Verified |
| 2023 | $185,763 | — | — | −$145,763 | $40,000 | $— | $8,878 | Verified |
| 2022 | $— | — | — | — | $40,000 | $— | $3,766 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +5.3% | +5.3% | ~100% | Not available | Partial |
| 2025 | -11.2% | -11.2% | ~100% | Not available | Partial |
| 2024 | -16.7% | -16.7% | ~100% | 1.7400% | Verified |
| 2023 | +208.9% ! | +208.9% | ~100% | 1.5500% | Verified |
| 2022 | base year | — | ~100% | 2.0300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +128.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -5.5% | +48.0% | +52.9% | +162.6% | 2024 | -13.0% | 2025 |
| Assessment Ratio | 100.0% | 57.4% | — | 100.0% | 2025 | 8.2% | 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 |
$9,460 | $8,880 | ~$11,775 | $9,460 | 2025 | $8,302 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$641,737 | ~$466,964 | ~2.1773% | ~$10,167 | +51.2% |
| 2027 | ~$970,114 | ~$513,661 | ~2.1261% | ~$10,921 | +128.5% |
| 2028 | ~$1,466,522 | ~$565,027 | ~2.0748% | ~$11,723 | +245.5% |
| 2029 | ~$2,216,943 | ~$621,529 | ~2.0236% | ~$12,577 | +422.2% |
| 2030 | ~$3,351,355 | ~$683,682 | ~1.9724% | ~$13,485 | +689.5% |
| 2026 | ~$633,246 | ~$466,964 | ~2.2285% | ~$10,406 | +49.2% |
| 2027 | ~$944,614 | ~$513,661 | ~2.2285% | ~$11,447 | +122.5% |
| 2028 | ~$1,409,082 | ~$565,027 | ~2.2285% | ~$12,592 | +231.9% |
| 2029 | ~$2,101,929 | ~$621,529 | ~2.2285% | ~$13,851 | +395.1% |
| 2030 | ~$3,135,450 | ~$683,682 | ~2.2285% | ~$15,236 | +638.6% |
| 2026 | ~$650,227 | ~$466,964 | ~2.1517% | ~$10,048 | +53.2% |
| 2027 | ~$995,953 | ~$513,661 | ~2.0748% | ~$10,658 | +134.6% |
| 2028 | ~$1,525,503 | ~$565,027 | ~1.9980% | ~$11,289 | +259.4% |
| 2029 | ~$2,336,614 | ~$621,529 | ~1.9211% | ~$11,940 | +450.4% |
| 2030 | ~$3,578,994 | ~$683,682 | ~1.8443% | ~$12,609 | +743.1% |
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.