MELBER LN TX
| Owner | VINE CREEK RESIDENTIAL COMMUNITY INC |
|---|---|
| Parcel ID | 0276671008 |
| Short ID | 927459 |
| Type | Real |
| Use Code | O Other / Unclassified |
| Valuation | Unknown |
| Improvement SF | — |
| Land SF | 28,480 SF |
| Acres | 0.654 |
| Year Built | — |
| Legal | LOT 43 BLK H VINE CREEK PHS 3 & 4 FINAL PLAT OF (LANDSCAPE) (LANDSCAPE) |
| Neighborhood | A9740 |
| Land | $608 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $608 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $608 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $608 |
| Value Limitation Adjustment (−) (homestead cap) | −$32 |
| Net Appraised (assessed) | $576 |
| Taxable Value | $576 |
|---|
Appreciation: Market value has risen +58.3% from $384 (2021) to $608 (2025), a CAGR of 12.2% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2025→2026), 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 $13. Pflugerville ISD is the largest single contributor, at 49.7% of the total 2025 levy.
Asset Class: O.
Value Composition: Land carries 100% of market value ($608 land vs $0 improvements), about $0/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Forward Outlook: Holding the +12.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,080 by 2030, with an estimated annual tax burden around $21. 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.
Market value changed by 158% in 2026, 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% | $6.38 | $6.38 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $3.08 | $3.08 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2.16 | $2.16 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $0.68 | $0.68 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $0.53 | $0.53 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $12.83 | $12.83 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,570 | $608 | +158.2% |
| Assessed Value | $691 | $576 | +20.0% |
| Land Value | $1,570 | $608 | +158.2% |
| Improvement Value | — | — | — |
| Taxable Value | $691 | $576 | +20.0% |
| HS Cap Loss | -$879 | — | |
| Total Tax 2026 = estimate |
~$15
Estimated
|
~$13
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,570 | $1,570 | +0 (+0.0%) |
| Taxable Value | $691 | $691 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,570 | $1,570 | — | −$879 | $691 | $691 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $608 | $608 | — | −$32 | $576 | $576 | ~$13 | Partial |
| 2024 | $— | — | — | — | $480 | $— | $11 | Verified |
| 2023 | $— | — | — | — | $480 | $— | $10 | Verified |
| 2022 | $— | — | — | — | $384 | $— | $9 | Verified |
| 2021 | $384 | — | — | — | $384 | $— | $9 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +158.2% ! | +20.0% | 44.0% | Not available | Partial |
| 2025 | +26.7% | +20.0% | 94.7% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 2.2000% | Verified |
| 2023 | +25.0% | +25.0% | ~100% | 2.1300% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 2.2400% | Verified |
| 2021 | base year | — | ~100% | 2.4300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +58.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +158.2% | +108.2% | -1.6% | +158.2% | 2026 | +58.3% | 2025 |
| Assessment Ratio | 44.0% | 79.6% | — | 100.0% | 2021 | 44.0% | 2026 |
| Effective Tax Rate (2025) | 2.1100% | 2.1100% | — | 2.1100% | 2025 | 2.1100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$13 | $11 | ~$18 | $13 | 2025 | $9 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$682 | ~$682 | ~2.1773% | ~$15 | +12.2% |
| 2027 | ~$765 | ~$765 | ~2.1261% | ~$16 | +25.8% |
| 2028 | ~$858 | ~$858 | ~2.0748% | ~$18 | +41.1% |
| 2029 | ~$963 | ~$963 | ~2.0236% | ~$19 | +58.4% |
| 2030 | ~$1,080 | ~$1,080 | ~1.9724% | ~$21 | +77.6% |
| 2026 | ~$670 | ~$670 | ~2.2285% | ~$15 | +10.2% |
| 2027 | ~$738 | ~$738 | ~2.2285% | ~$16 | +21.4% |
| 2028 | ~$813 | ~$813 | ~2.2285% | ~$18 | +33.7% |
| 2029 | ~$896 | ~$896 | ~2.2285% | ~$20 | +47.4% |
| 2030 | ~$987 | ~$987 | ~2.2285% | ~$22 | +62.3% |
| 2026 | ~$694 | ~$694 | ~2.1517% | ~$15 | +14.1% |
| 2027 | ~$793 | ~$793 | ~2.0748% | ~$16 | +30.4% |
| 2028 | ~$905 | ~$905 | ~1.9980% | ~$18 | +48.8% |
| 2029 | ~$1,033 | ~$1,033 | ~1.9211% | ~$20 | +69.9% |
| 2030 | ~$1,180 | ~$1,180 | ~1.8443% | ~$22 | +94.1% |
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.