19508 FORMAN DR 78660
| Owner | BELNEKAR SAISH PRAKASH & MANISHA BANALA |
|---|---|
| Parcel ID | 0276670724 |
| Short ID | 950470 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,572 SF |
| Land SF | 9,550 SF |
| Acres | 0.219 |
| Year Built | 2022 |
| Legal | LOT 37 BLK A VINE CREEK PHS 2 |
| Neighborhood | A9740 |
| Land | $43,308 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $43,308 |
| Improvement | $392,430 |
|---|---|
| Total Improvement | $392,430 |
| Market | $435,738 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $435,738 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $435,738 |
| Exemptions (−) (HS) | −$87,148 |
|---|---|
| Taxable Value | $348,590 |
Appreciation: Market value has fallen -23.6% from $570,152 (2024) to $435,738 (2025), a CAGR of -23.6% 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 $7,768. Pflugerville ISD is the largest single contributor, at 42.3% 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 ($43,308 land vs $392,430 improvements), about $5/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 -23.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $113,605 by 2030, with an estimated annual tax burden around $2,241. 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 | 2,572 SF | ✗ |
| 1ST | 1st Floor | 1,461 SF | ✓ |
| 2ND | 2nd Floor | 1,111 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 420 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 226 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 411 | SOLAR DEVICES RESIDENTIAL | 4 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 1682% 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% | $3,273.52 | $3,273.52 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $2,331.20 | $2,331.20 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,310.16 | $1,310.16 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $411.42 | $411.42 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $404.21 | $404.21 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $7,730.51 | $7,730.51 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $415,576 | $435,738 | -4.6% |
| Assessed Value | $415,576 | $435,738 | -4.6% |
| Land Value | $108,200 | $43,308 | +149.8% |
| Improvement Value | $307,376 | $392,430 | -21.7% |
| Taxable Value | $332,461 | $348,590 | -4.6% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$7,409
Estimated
|
~$7,731
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $462,728 | $415,576 | -47,152 (-10.2%) |
| Taxable Value | $370,182 | $332,461 | -37,721 (-10.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $415,576 | $108,200 | $307,376 | — | $415,576 | $332,461 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $435,738 | $43,308 | $392,430 | — | $435,738 | $348,590 | ~$7,731 | Partial |
| 2024 | $570,152 | — | — | −$528,152 | $42,000 | $— | $8,357 | Verified |
| 2023 | $— | — | — | — | $40,000 | $— | $10,562 | Verified |
| 2022 | $— | — | — | — | $32,000 | $— | $569 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +6.2% | +6.2% | ~100% | Not available | Partial |
| 2025 | -3.1% | -3.1% | ~100% | Not available | Partial |
| 2024 | -21.2% | -21.2% | ~100% | 1.8600% | Verified |
| 2023 | +1681.7% ! | +1681.7% | ~100% | 1.8500% | Verified |
| 2022 | base year | — | ~100% | 1.7800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1261.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.6% | -14.1% | -22.8% | -4.6% | 2026 | -23.6% | 2025 |
| Assessment Ratio | 100.0% | 69.1% | — | 100.0% | 2025 | 7.4% | 2024 |
| Effective Tax Rate (2025) | 1.7700% | 1.7700% | — | 1.7700% | 2025 | 1.7700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$7,731 | $8,044 | ~$4,389 | $8,357 | 2024 | $7,731 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$333,012 | ~$333,012 | ~2.1773% | ~$7,251 | -23.6% |
| 2027 | ~$254,504 | ~$254,504 | ~2.1261% | ~$5,411 | -41.6% |
| 2028 | ~$194,505 | ~$194,505 | ~2.0748% | ~$4,036 | -55.4% |
| 2029 | ~$148,650 | ~$148,650 | ~2.0236% | ~$3,008 | -65.9% |
| 2030 | ~$113,605 | ~$113,605 | ~1.9724% | ~$2,241 | -73.9% |
| 2026 | ~$413,951 | ~$413,951 | ~2.2285% | ~$9,225 | -5.0% |
| 2027 | ~$393,254 | ~$393,254 | ~2.2285% | ~$8,764 | -9.7% |
| 2028 | ~$373,591 | ~$373,591 | ~2.2285% | ~$8,326 | -14.3% |
| 2029 | ~$354,911 | ~$354,911 | ~2.2285% | ~$7,909 | -18.5% |
| 2030 | ~$337,166 | ~$337,166 | ~2.2285% | ~$7,514 | -22.6% |
| 2026 | ~$341,727 | ~$341,727 | ~2.1517% | ~$7,353 | -21.6% |
| 2027 | ~$267,999 | ~$267,999 | ~2.0748% | ~$5,561 | -38.5% |
| 2028 | ~$210,178 | ~$210,178 | ~1.9980% | ~$4,199 | -51.8% |
| 2029 | ~$164,832 | ~$164,832 | ~1.9211% | ~$3,167 | -62.2% |
| 2030 | ~$129,269 | ~$129,269 | ~1.8443% | ~$2,384 | -70.3% |
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.