19504 MERRYVALE DR 78660
| Owner | GG B2R PECAN VINE CREEK LP |
|---|---|
| Parcel ID | 0276670748 |
| Short ID | 965425 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,819 SF |
| Land SF | 21,139 SF |
| Acres | 0.485 |
| Year Built | 2022 |
| Legal | VINE CREEK PHS 6 BLK A LOT 80 |
| Neighborhood | A9740 |
| Land | $54,736 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $54,736 |
| Improvement | $315,301 |
|---|---|
| Total Improvement | $315,301 |
| Market | $370,037 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $370,037 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $370,037 |
| Taxable Value | $370,037 |
|---|
Appreciation: Market value has risen +168.9% from $137,614 (2024) to $370,037 (2025), a CAGR of 168.9% over 1 year. This is strong appreciation — well above typical inflation. 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 $8,246. 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 15% of market value ($54,736 land vs $315,301 improvements), about $3/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 +168.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $52,018,499 by 2030, with an estimated annual tax burden around $11,754. 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 | 1,819 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,819 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 400 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 146 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 243% in 2024, 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% | $4,095.94 | $4,095.94 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $1,979.70 | $1,979.70 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,390.77 | $1,390.77 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $436.73 | $436.73 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $343.26 | $343.26 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $8,246.40 | $8,246.40 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $417,013 | $370,037 | +12.7% |
| Assessed Value | $417,013 | $370,037 | +12.7% |
| Land Value | $142,278 | $54,736 | +159.9% |
| Improvement Value | $274,735 | $315,301 | -12.9% |
| Taxable Value | $417,013 | $370,037 | +12.7% |
| Total Tax 2026 = estimate |
~$9,293
Estimated
|
~$8,246
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $417,013 | $417,013 | +0 (+0.0%) |
| Taxable Value | $417,013 | $417,013 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $417,013 | $142,278 | $274,735 | — | $417,013 | $417,013 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $370,037 | $54,736 | $315,301 | — | $370,037 | $370,037 | ~$8,246 | Partial |
| 2024 | $137,614 | — | — | −$89,614 | $48,000 | $— | $8,298 | Verified |
| 2023 | $— | — | — | — | $32,000 | $— | $2,343 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +12.7% | +12.7% | ~100% | Not available | Partial |
| 2025 | -2.1% | -2.1% | ~100% | Not available | Partial |
| 2024 | +243.2% ! | +243.2% | ~100% | 2.2000% | Verified |
| 2023 | base year | — | ~100% | 2.1300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +236.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +12.7% | +90.8% | +162.8% | +168.9% | 2025 | +12.7% | 2026 |
| Assessment Ratio | 100.0% | 78.3% | — | 100.0% | 2025 | 34.9% | 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 |
$8,246 | $8,272 | ~$10,263 | $8,298 | 2024 | $8,246 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$995,011 | ~$407,041 | ~2.1773% | ~$8,862 | +168.9% |
| 2027 | ~$2,675,532 | ~$447,745 | ~2.1261% | ~$9,519 | +623.0% |
| 2028 | ~$7,194,370 | ~$492,519 | ~2.0748% | ~$10,219 | +1844.2% |
| 2029 | ~$19,345,292 | ~$541,771 | ~2.0236% | ~$10,963 | +5127.9% |
| 2030 | ~$52,018,499 | ~$595,948 | ~1.9724% | ~$11,754 | +13957.6% |
| 2026 | ~$987,610 | ~$407,041 | ~2.2285% | ~$9,071 | +166.9% |
| 2027 | ~$2,635,880 | ~$447,745 | ~2.2285% | ~$9,978 | +612.3% |
| 2028 | ~$7,035,029 | ~$492,519 | ~2.2285% | ~$10,976 | +1801.2% |
| 2029 | ~$18,776,132 | ~$541,771 | ~2.2285% | ~$12,074 | +4974.1% |
| 2030 | ~$50,112,534 | ~$595,948 | ~2.2285% | ~$13,281 | +13442.6% |
| 2026 | ~$1,002,411 | ~$407,041 | ~2.1517% | ~$8,758 | +170.9% |
| 2027 | ~$2,715,481 | ~$447,745 | ~2.0748% | ~$9,290 | +633.8% |
| 2028 | ~$7,356,099 | ~$492,519 | ~1.9980% | ~$9,840 | +1887.9% |
| 2029 | ~$19,927,294 | ~$541,771 | ~1.9211% | ~$10,408 | +5285.2% |
| 2030 | ~$53,982,020 | ~$595,948 | ~1.8443% | ~$10,991 | +14488.3% |
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.