PFLUGER FARM LN TX 78660
| Owner | BEACON TEXAS RESIDENCES LLC |
|---|---|
| Parcel ID | 0280460301 |
| Short ID | 942956 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 212,850 SF |
| Land SF | 490,442 SF |
| Acres | 11.259 |
| Year Built | 2022 |
| Legal | LOT 1 PFLUGERVILLE FARMS APARTMENTS |
| Neighborhood | 08NE2 |
| Land | $3,923,536 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,923,536 |
| Improvement | $48,576,464 |
|---|---|
| Total Improvement | $48,576,464 |
| Market | $52,500,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $52,500,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $52,500,000 |
| Taxable Value | $52,500,000 |
|---|
Appreciation: Market value has risen +2221.2% from $2,261,768 (2022) to $52,500,000 (2025), a CAGR of 185.3% over 3 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. Over the same span, the median Multi-Family parcel countywide fell -15.5%, so this parcel has outpaced the broader multi-family 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 $1,169,980. Pflugerville ISD is the largest single contributor, at 49.7% of the total 2025 levy.
Asset Class: Multi-family residential. This is valued using the income approach, so changes in rent roll or occupancy move the appraisal more directly than they would for a cost-approach property.
Value Composition: Land carries 7% of market value ($3,923,536 land vs $48,576,464 improvements), about $8/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Submarket Position: At $52,500,000, this parcel sits in the top quartile (≥75th percentile) of Multi-Family property in Travis County — county median $519,778 (P25 $438,669 / P75 $749,859, n=12,584). Multi-Family here is the broad TCAD category — every multi-family 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 +185.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $9,916,187,201 by 2030, with an estimated annual tax burden around $195,581,968. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 212,850 SF | ✓ |
Market value changed by 831% 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% | $581,122.50 | $581,122.50 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $280,875.00 | $280,875.00 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $197,318.63 | $197,318.63 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $61,962.08 | $61,962.08 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $48,701.63 | $48,701.63 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $1,169,979.84 | $1,169,979.84 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $47,330,000 | $52,500,000 | -9.8% |
| Assessed Value | $47,330,000 | $52,500,000 | -9.8% |
| Land Value | $3,923,536 | $3,923,536 | +0.0% |
| Improvement Value | $43,406,464 | $48,576,464 | -10.6% |
| Taxable Value | $47,330,000 | $52,500,000 | -9.8% |
| Total Tax 2026 = estimate |
~$1,054,765
Estimated
|
~$1,169,980
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $48,644,664 | $47,330,000 | -1,314,664 (-2.7%) |
| Taxable Value | $48,644,664 | $47,330,000 | -1,314,664 (-2.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $47,330,000 | $3,923,536 | $43,406,464 | — | $47,330,000 | $47,330,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $52,500,000 | $3,923,536 | $48,576,464 | — | $52,500,000 | $52,500,000 | ~$1,169,980 | Partial |
| 2024 | $44,795,738 | — | — | −$40,872,202 | $3,923,536 | $— | $1,193,094 | Verified |
| 2023 | $21,057,110 | — | — | −$17,133,574 | $3,923,536 | $— | $953,274 | Verified |
| 2022 | $2,261,768 | — | — | — | $3,923,536 ! | $— | $472,274 | Verified |
| 2021 | $— | — | — | — | $1,961,768 | $— | $55,040 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -7.3% | -7.3% | ~100% | Not available | Partial |
| 2025 | -3.4% | -3.4% | ~100% | Not available | Partial |
| 2024 | +21.3% | +21.3% | ~100% | 2.2000% | Verified |
| 2023 | +112.7% ! | +112.7% | ~100% | 2.1300% | Verified |
| 2022 | +831.0% ! | +831.0% | ~100% | 2.2400% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +2221.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -9.8% | +237.8% | +191.5% | +831.0% | 2023 | -9.8% | 2026 |
| Assessment Ratio | 100.0% | 80.2% | — | 173.5% | 2022 | 8.8% | 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 |
$1,169,980 | $947,156 | ~$60,710,802 | $1,193,094 | 2024 | $472,274 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$149,760,191 | ~$149,760,191 | ~2.1773% | ~$3,260,723 | +185.3% |
| 2027 | ~$427,202,188 | ~$427,202,188 | ~2.1261% | ~$9,082,575 | +713.7% |
| 2028 | ~$1,218,626,314 | ~$1,218,626,314 | ~2.0748% | ~$25,284,345 | +2221.2% |
| 2029 | ~$3,476,223,044 | ~$3,476,223,044 | ~2.0236% | ~$70,344,398 | +6521.4% |
| 2030 | ~$9,916,187,201 | ~$9,916,187,201 | ~1.9724% | ~$195,581,968 | +18788.0% |
| 2026 | ~$148,710,191 | ~$148,710,191 | ~2.2285% | ~$3,314,056 | +183.3% |
| 2027 | ~$421,232,781 | ~$421,232,781 | ~2.2285% | ~$9,387,312 | +702.3% |
| 2028 | ~$1,193,173,474 | ~$1,193,173,474 | ~2.2285% | ~$26,590,265 | +2172.7% |
| 2029 | ~$3,379,753,441 | ~$3,379,753,441 | ~2.2285% | ~$75,318,921 | +6337.6% |
| 2030 | ~$9,573,405,346 | ~$9,573,405,346 | ~2.2285% | ~$213,346,497 | +18135.1% |
| 2026 | ~$150,810,191 | ~$150,810,191 | ~2.1517% | ~$3,244,950 | +187.3% |
| 2027 | ~$433,213,596 | ~$433,213,596 | ~2.0748% | ~$8,988,417 | +725.2% |
| 2028 | ~$1,244,438,577 | ~$1,244,438,577 | ~1.9980% | ~$24,863,494 | +2270.4% |
| 2029 | ~$3,574,743,235 | ~$3,574,743,235 | ~1.9211% | ~$68,674,893 | +6709.0% |
| 2030 | ~$10,268,718,307 | ~$10,268,718,307 | ~1.8443% | ~$189,381,787 | +19459.5% |
In 2025, this property's market value of $52,500,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 101× the county median of $519,778. Multi-Family here is the broad TCAD category — every multi-family 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 | $52,500,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $44,795,738 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $21,057,110 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $2,261,768 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | — | $300,453 | $376,850 | $539,896 | — | base yr |
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.