17825 ALTESINO CV 78660
| Owner | SIVAKUMAR KIRAN |
|---|---|
| Parcel ID | 0276671121 |
| Short ID | 957775 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,420 SF |
| Land SF | 8,043 SF |
| Acres | 0.185 |
| Year Built | 2022 |
| Legal | VINE CREEK PHS 7 BLK L LOT 38 |
| Neighborhood | A9740 |
| Land | $41,844 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $41,844 |
| Improvement | $255,554 |
|---|---|
| Total Improvement | $255,554 |
| Market | $297,398 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $297,398 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $297,398 |
| Taxable Value | $297,398 |
|---|
Appreciation: Market value has fallen -30.0% from $424,744 (2024) to $297,398 (2025), a CAGR of -30.0% 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 $6,628. Pflugerville ISD is the largest single contributor, at 49.7% 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 14% of market value ($41,844 land vs $255,554 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 $297,398, 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 -30.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $50,049 by 2030, with an estimated annual tax burden around $987. 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 | 1,420 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,420 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 420 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 217 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 1316% 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% | $3,291.90 | $3,291.90 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $1,591.08 | $1,591.08 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,117.76 | $1,117.76 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $351.00 | $351.00 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $275.88 | $275.88 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $6,627.62 | $6,627.62 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $297,000 | $297,398 | -0.1% |
| Assessed Value | $297,000 | $297,398 | -0.1% |
| Land Value | $102,172 | $41,844 | +144.2% |
| Improvement Value | $194,828 | $255,554 | -23.8% |
| Taxable Value | $297,000 | $297,398 | -0.1% |
| Total Tax 2026 = estimate |
~$6,619
Estimated
|
~$6,628
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $334,610 | $297,000 | -37,610 (-11.2%) |
| Taxable Value | $334,610 | $297,000 | -37,610 (-11.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $297,000 | $102,172 | $194,828 | — | $297,000 | $297,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $297,398 | $41,844 | $255,554 | — | $297,398 | $297,398 | ~$6,628 | Partial |
| 2024 | $424,744 | — | — | −$384,744 | $40,000 | $— | $6,858 | Verified |
| 2023 | $— | — | — | — | $40,000 | $— | $9,039 | Verified |
| 2022 | $— | — | — | — | $30,000 | $— | $673 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +12.5% | +12.5% | ~100% | Not available | Partial |
| 2025 | -4.8% | -4.8% | ~100% | Not available | Partial |
| 2024 | -26.5% | -26.5% | ~100% | 2.2000% | Verified |
| 2023 | +1315.8% ! | +1315.8% | ~100% | 2.1300% | Verified |
| 2022 | base year | — | ~100% | 2.2400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +891.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -0.1% | -15.1% | -30.0% | -0.1% | 2026 | -30.0% | 2025 |
| Assessment Ratio | 100.0% | 69.8% | — | 100.0% | 2025 | 9.4% | 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 |
$6,628 | $6,743 | ~$2,437 | $6,858 | 2024 | $6,628 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$208,233 | ~$208,233 | ~2.1773% | ~$4,534 | -30.0% |
| 2027 | ~$145,801 | ~$145,801 | ~2.1261% | ~$3,100 | -51.0% |
| 2028 | ~$102,087 | ~$102,087 | ~2.0748% | ~$2,118 | -65.7% |
| 2029 | ~$71,479 | ~$71,479 | ~2.0236% | ~$1,446 | -76.0% |
| 2030 | ~$50,049 | ~$50,049 | ~1.9724% | ~$987 | -83.2% |
| 2026 | ~$282,528 | ~$282,528 | ~2.2285% | ~$6,296 | -5.0% |
| 2027 | ~$268,402 | ~$268,402 | ~2.2285% | ~$5,981 | -9.7% |
| 2028 | ~$254,982 | ~$254,982 | ~2.2285% | ~$5,682 | -14.3% |
| 2029 | ~$242,233 | ~$242,233 | ~2.2285% | ~$5,398 | -18.5% |
| 2030 | ~$230,121 | ~$230,121 | ~2.2285% | ~$5,128 | -22.6% |
| 2026 | ~$214,181 | ~$214,181 | ~2.1517% | ~$4,608 | -28.0% |
| 2027 | ~$154,249 | ~$154,249 | ~2.0748% | ~$3,200 | -48.1% |
| 2028 | ~$111,087 | ~$111,087 | ~1.9980% | ~$2,219 | -62.6% |
| 2029 | ~$80,003 | ~$80,003 | ~1.9211% | ~$1,537 | -73.1% |
| 2030 | ~$57,617 | ~$57,617 | ~1.8443% | ~$1,063 | -80.6% |
In 2025, this property's market value of $297,398 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — 3× 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 | $297,398 | $24,862 | $85,028 | $363,420 | ↑ Above median | +2.1% |
| 2024 | $424,744 | $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.