19516 FORMAN DR 78660
| Owner | VALTIERRA JENNIFER MICHELLE & MARK STEPHEN |
|---|---|
| Parcel ID | 0276670722 |
| Short ID | 950468 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 3,045 SF |
| Land SF | 12,883 SF |
| Acres | 0.296 |
| Year Built | 2022 |
| Legal | LOT 39 BLK A VINE CREEK PHS 2 |
| Neighborhood | A9740 |
| Land | $47,844 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $47,844 |
| Improvement | $363,483 |
|---|---|
| Total Improvement | $363,483 |
| Market | $411,327 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $411,327 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $411,327 |
| Exemptions (−) (HS) | −$82,265 |
|---|---|
| Taxable Value | $329,062 |
Appreciation: Market value has fallen -25.4% from $551,721 (2024) to $411,327 (2025), a CAGR of -25.4% over 1 year. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2024→2025), 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 $7,333. Pflugerville ISD is the largest single contributor, at 41.7% 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 12% of market value ($47,844 land vs $363,483 improvements), about $4/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Forward Outlook: Holding the -25.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $94,738 by 2030, with an estimated annual tax burden around $1,869. 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 | 3,045 SF | ✗ |
| 1ST | 1st Floor | 1,744 SF | ✓ |
| 2ND | 2nd Floor | 1,301 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 412 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 293 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 1624% 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% | $3,003.32 | $3,003.32 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $2,200.60 | $2,200.60 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,236.76 | $1,236.76 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $388.37 | $388.37 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $381.57 | $381.57 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $7,210.62 | $7,210.62 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $492,322 | $411,327 | +19.7% |
| Assessed Value | $452,460 | $411,327 | +10.0% |
| Land Value | $121,532 | $47,844 | +154.0% |
| Improvement Value | $370,790 | $363,483 | +2.0% |
| Taxable Value | $361,968 | $329,062 | +10.0% |
| Exemptions | HS | HS | |
| HS Cap Loss | -$39,862 | — | |
| Total Tax 2026 = estimate |
~$8,067
Estimated
|
~$7,211
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $516,873 | $492,322 | -24,551 (-4.7%) |
| Taxable Value | $361,968 | $361,968 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $492,322 | $121,532 | $370,790 | −$39,862 | $452,460 | $361,968 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $411,327 | $47,844 | $363,483 | — | $411,327 | $329,062 | ~$7,211 | Partial |
| 2024 | $551,721 | — | — | −$507,721 | $44,000 | $— | $7,804 | Verified |
| 2023 | $— | — | — | — | $40,000 | $— | $10,184 | Verified |
| 2022 | $— | — | — | — | $32,000 | $— | $623 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +25.7% | +10.0% | 87.5% | Not available | Partial |
| 2025 | -2.8% | -2.8% | ~100% | Not available | Partial |
| 2024 | -23.3% | -23.3% | ~100% | 1.8400% | Verified |
| 2023 | +1624.1% ! | +1624.1% | ~100% | 1.8500% | Verified |
| 2022 | base year | — | ~100% | 1.9500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1185.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +19.7% | -2.8% | -27.9% | +19.7% | 2026 | -25.4% | 2025 |
| Assessment Ratio | 91.9% | 66.6% | — | 100.0% | 2025 | 8.0% | 2024 |
| Effective Tax Rate (2025) | 1.7500% | 1.7500% | — | 1.7500% | 2025 | 1.7500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$7,211 | $7,508 | ~$3,903 | $7,804 | 2024 | $7,211 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$306,658 | ~$306,658 | ~2.1773% | ~$6,677 | -25.4% |
| 2027 | ~$228,624 | ~$228,624 | ~2.1261% | ~$4,861 | -44.4% |
| 2028 | ~$170,447 | ~$170,447 | ~2.0748% | ~$3,536 | -58.6% |
| 2029 | ~$127,074 | ~$127,074 | ~2.0236% | ~$2,571 | -69.1% |
| 2030 | ~$94,738 | ~$94,738 | ~1.9724% | ~$1,869 | -77.0% |
| 2026 | ~$390,761 | ~$390,761 | ~2.2285% | ~$8,708 | -5.0% |
| 2027 | ~$371,223 | ~$371,223 | ~2.2285% | ~$8,273 | -9.7% |
| 2028 | ~$352,661 | ~$352,661 | ~2.2285% | ~$7,859 | -14.3% |
| 2029 | ~$335,028 | ~$335,028 | ~2.2285% | ~$7,466 | -18.5% |
| 2030 | ~$318,277 | ~$318,277 | ~2.2285% | ~$7,093 | -22.6% |
| 2026 | ~$314,885 | ~$314,885 | ~2.1517% | ~$6,775 | -23.4% |
| 2027 | ~$241,055 | ~$241,055 | ~2.0748% | ~$5,001 | -41.4% |
| 2028 | ~$184,536 | ~$184,536 | ~1.9980% | ~$3,687 | -55.1% |
| 2029 | ~$141,269 | ~$141,269 | ~1.9211% | ~$2,714 | -65.7% |
| 2030 | ~$108,146 | ~$108,146 | ~1.8443% | ~$1,994 | -73.7% |
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.