17817 ALTESINO CV 78660
| Owner | ARYA ARPIT & ARPI SHAH |
|---|---|
| Parcel ID | 0276671119 |
| Short ID | 957773 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,825 SF |
| Land SF | 8,510 SF |
| Acres | 0.195 |
| Year Built | 2022 |
| Legal | VINE CREEK PHS 7 BLK L LOT 40 |
| Neighborhood | A9740 |
| Land | $41,955 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $41,955 |
| Improvement | $304,462 |
|---|---|
| Total Improvement | $304,462 |
| Market | $346,417 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $346,417 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $346,417 |
| Exemptions (−) (HS) | −$69,283 |
|---|---|
| Taxable Value | $277,134 |
Appreciation: Market value has fallen -23.1% from $450,746 (2024) to $346,417 (2025), a CAGR of -23.1% 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. Over the same span, the median Land/Vacant parcel countywide rose +28.8%, so this parcel has lagged the broader land/vacant market over the same period.
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 $6,176. Pflugerville ISD is the largest single contributor, at 39.2% of the total 2025 levy.
Asset Class: Land / Vacant. 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 ($41,955 land vs $304,462 improvements), about $5/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Submarket Position: At $346,417, this parcel sits in the upper-middle (50th–75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant property countywide, any size or use — not a use-code-specific peer group. See the Peer Set and the Where This Property Stands benchmark below, which narrows to this property's actual use code, for parcel-level comparables.
Forward Outlook: Holding the -23.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $92,883 by 2030, with an estimated annual tax burden around $1,832. 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 | 1,825 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,825 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 400 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 154 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 1402% 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% | $2,284.83 | $2,284.83 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $1,853.33 | $1,853.33 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,041.59 | $1,041.59 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $327.08 | $327.08 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $321.35 | $321.35 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $5,828.18 | $5,828.18 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $341,768 | $346,417 | -1.3% |
| Assessed Value | $341,768 | $346,417 | -1.3% |
| Land Value | $104,040 | $41,955 | +148.0% |
| Improvement Value | $237,728 | $304,462 | -21.9% |
| Taxable Value | $273,414 | $277,134 | -1.3% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$6,093
Estimated
|
~$5,828
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $380,546 | $341,768 | -38,778 (-10.2%) |
| Taxable Value | $304,437 | $273,414 | -31,023 (-10.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $341,768 | $104,040 | $237,728 | — | $341,768 | $273,414 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $346,417 | $41,955 | $304,462 | — | $346,417 | $277,134 | ~$5,828 | Partial |
| 2024 | $450,746 | — | — | −$410,746 | $40,000 | $— | $6,697 | Verified |
| 2023 | $— | — | — | — | $40,000 | $— | $8,117 | Verified |
| 2022 | $— | — | — | — | $30,000 | $— | $673 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +9.9% | +9.9% | ~100% | Not available | Partial |
| 2025 | -6.5% | -6.5% | ~100% | Not available | Partial |
| 2024 | -17.8% | -17.8% | ~100% | 1.8100% | Verified |
| 2023 | +1402.5% ! | +1402.5% | ~100% | 1.8000% | Verified |
| 2022 | base year | — | ~100% | 2.2400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1054.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.3% | -12.2% | -22.9% | -1.3% | 2026 | -23.1% | 2025 |
| Assessment Ratio | 100.0% | 69.6% | — | 100.0% | 2025 | 8.9% | 2024 |
| Effective Tax Rate (2025) | 1.6800% | 1.6800% | — | 1.6800% | 2025 | 1.6800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,828 | $6,263 | ~$3,538 | $6,697 | 2024 | $5,828 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$266,236 | ~$266,236 | ~2.1773% | ~$5,797 | -23.1% |
| 2027 | ~$204,613 | ~$204,613 | ~2.1261% | ~$4,350 | -40.9% |
| 2028 | ~$157,254 | ~$157,254 | ~2.0748% | ~$3,263 | -54.6% |
| 2029 | ~$120,856 | ~$120,856 | ~2.0236% | ~$2,446 | -65.1% |
| 2030 | ~$92,883 | ~$92,883 | ~1.9724% | ~$1,832 | -73.2% |
| 2026 | ~$329,096 | ~$329,096 | ~2.2285% | ~$7,334 | -5.0% |
| 2027 | ~$312,641 | ~$312,641 | ~2.2285% | ~$6,967 | -9.8% |
| 2028 | ~$297,009 | ~$297,009 | ~2.2285% | ~$6,619 | -14.3% |
| 2029 | ~$282,159 | ~$282,159 | ~2.2285% | ~$6,288 | -18.5% |
| 2030 | ~$268,051 | ~$268,051 | ~2.2285% | ~$5,974 | -22.6% |
| 2026 | ~$273,164 | ~$273,164 | ~2.1517% | ~$5,878 | -21.1% |
| 2027 | ~$215,401 | ~$215,401 | ~2.0748% | ~$4,469 | -37.8% |
| 2028 | ~$169,853 | ~$169,853 | ~1.9980% | ~$3,394 | -51.0% |
| 2029 | ~$133,936 | ~$133,936 | ~1.9211% | ~$2,573 | -61.3% |
| 2030 | ~$105,614 | ~$105,614 | ~1.8443% | ~$1,948 | -69.5% |
In 2025, this property's market value of $346,417 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — 4× the county median of $85,028. Land/Vacant here is the broad TCAD category — every land/vacant property countywide, any size or use — not a use-code-specific peer group. Use the Use Code filter above to narrow to this property's actual type.
| Year | This Property | Bottom 25% | Median | Top 25% | Position | Group YoY |
|---|---|---|---|---|---|---|
| 2025 | $346,417 | $24,862 | $85,028 | $363,420 | ↑ Above median | +2.1% |
| 2024 | $450,746 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
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.