19404 CLOUDY BAY DR TX
| Owner | SAMIULLAH MUHAMMAD & NIDA SIDDIQUI |
|---|---|
| Parcel ID | 0276670920 |
| Short ID | 927435 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,896 SF |
| Land SF | 5,001 SF |
| Acres | 0.115 |
| Year Built | 2020 |
| Legal | LOT 31 BLK G VINE CREEK PHS 3 & 4 FINAL PLAT OF |
| Neighborhood | A9740 |
| Land | $41,122 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $41,122 |
| Improvement | $316,700 |
|---|---|
| Total Improvement | $316,700 |
| Market | $357,822 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $357,822 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $357,822 |
| Exemptions (−) (HS) | −$71,564 |
|---|---|
| Taxable Value | $286,258 |
Appreciation: Market value has risen +1092.7% from $30,000 (2021) to $357,822 (2025), a CAGR of 85.8% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2022→2023), 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 $6,379. Pflugerville ISD is the largest single contributor, at 39.7% 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 ($41,122 land vs $316,700 improvements), about $8/SF of land. Most value sits in the improvements, so building condition, age (~6 yrs), and rent roll drive the underwriting.
Forward Outlook: Holding the +85.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,931,389 by 2030, with an estimated annual tax burden around $11,366. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 1,896 SF | ✗ |
| 2ND | 2nd Floor | 1,148 SF | ✓ |
| 1ST | 1st Floor | 748 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 400 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 132 SF | ✗ |
| 252 | BEDROOMS | 5 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 588% in 2022, 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% | $2,411.07 | $2,411.07 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $1,914.35 | $1,914.35 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,075.89 | $1,075.89 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $337.85 | $337.85 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $331.93 | $331.93 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $6,071.09 | $6,071.09 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $342,048 | $357,822 | -4.4% |
| Assessed Value | $342,048 | $357,822 | -4.4% |
| Land Value | $80,006 | $41,122 | +94.6% |
| Improvement Value | $262,042 | $316,700 | -17.3% |
| Taxable Value | $273,638 | $286,258 | -4.4% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$6,098
Estimated
|
~$6,071
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $342,048 | $342,048 | +0 (+0.0%) |
| Taxable Value | $273,638 | $273,638 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $342,048 | $80,006 | $262,042 | — | $342,048 | $273,638 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $357,822 | $41,122 | $316,700 | — | $357,822 | $286,258 | ~$6,071 | Partial |
| 2024 | $483,436 | — | — | −$443,436 | $40,000 | $— | $6,796 | Verified |
| 2023 | $412,026 | — | — | −$372,026 | $40,000 | $— | $8,168 | Verified |
| 2022 | $59,891 | — | — | −$19,891 | $40,000 | $— | $8,392 | Verified |
| 2021 | $30,000 | — | — | — | $40,000 ! | $— | $1,457 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -4.4% | -4.4% | ~100% | Not available | Partial |
| 2025 | -4.7% | -4.7% | ~100% | Not available | Partial |
| 2024 | -22.4% | -17.2% | ~100% | 1.8100% | Verified |
| 2023 | +17.3% | +10.0% | 93.8% | 1.6900% | Verified |
| 2022 | +588.0% ! | +588.0% | ~100% | 2.0400% | Verified |
| 2021 | base year | — | ~100% | 4.8600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +497.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.4% | +134.9% | +87.6% | +588.0% | 2023 | -26.0% | 2025 |
| Assessment Ratio | 100.0% | 69.7% | — | 133.3% | 2021 | 8.3% | 2024 |
| Effective Tax Rate (2025) | 1.7000% | 1.7000% | — | 1.7000% | 2025 | 1.7000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,071 | $6,177 | ~$9,925 | $8,392 | 2022 | $1,457 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$664,972 | ~$393,604 | ~2.1773% | ~$8,570 | +85.8% |
| 2027 | ~$1,235,776 | ~$432,965 | ~2.1261% | ~$9,205 | +245.4% |
| 2028 | ~$2,296,552 | ~$476,261 | ~2.0748% | ~$9,882 | +541.8% |
| 2029 | ~$4,267,886 | ~$523,887 | ~2.0236% | ~$10,601 | +1092.7% |
| 2030 | ~$7,931,389 | ~$576,276 | ~1.9724% | ~$11,366 | +2116.6% |
| 2026 | ~$657,816 | ~$393,604 | ~2.2285% | ~$8,772 | +83.8% |
| 2027 | ~$1,209,321 | ~$432,965 | ~2.2285% | ~$9,649 | +238.0% |
| 2028 | ~$2,223,201 | ~$476,261 | ~2.2285% | ~$10,614 | +521.3% |
| 2029 | ~$4,087,107 | ~$523,887 | ~2.2285% | ~$11,675 | +1042.2% |
| 2030 | ~$7,513,689 | ~$576,276 | ~2.2285% | ~$12,843 | +1999.8% |
| 2026 | ~$672,129 | ~$393,604 | ~2.1517% | ~$8,469 | +87.8% |
| 2027 | ~$1,262,519 | ~$432,965 | ~2.0748% | ~$8,983 | +252.8% |
| 2028 | ~$2,371,500 | ~$476,261 | ~1.9980% | ~$9,516 | +562.8% |
| 2029 | ~$4,454,598 | ~$523,887 | ~1.9211% | ~$10,064 | +1144.9% |
| 2030 | ~$8,367,464 | ~$576,276 | ~1.8443% | ~$10,628 | +2238.4% |
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.