PFLUGER FARM LN TX 78660
| Owner | PFLUGERVILLE SENIOR LIVING LLC |
|---|---|
| Parcel ID | 0280460303 |
| Short ID | 942958 |
| Type | Real |
| Use Code | 76AL (unlisted) |
| Valuation | Cost |
| Improvement SF | 74,700 SF |
| Land SF | 472,016 SF |
| Acres | 10.836 |
| Year Built | 2022 |
| Legal | LOT 3 PFLUGERVILLE FARMS APARTMENTS |
| Neighborhood | 1NE3 |
| Land | $3,776,129 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,776,129 |
| Improvement | $8,867,704 |
|---|---|
| Total Improvement | $8,867,704 |
| Market | $12,643,833 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $12,643,833 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $12,643,833 |
| Taxable Value | $12,643,833 |
|---|
Appreciation: Market value has fallen -5.9% from $13,441,711 (2024) to $12,643,833 (2025), a CAGR of -5.9% 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 $281,772. 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 30% of market value ($3,776,129 land vs $8,867,704 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 $12,643,833, this parcel sits in the top quartile (≥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 -5.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $9,311,073 by 2030, with an estimated annual tax burden around $183,647. 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 | 74,700 SF | ✓ |
Market value changed by 511% 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% | $139,954.59 | $139,954.59 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $67,644.51 | $67,644.51 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $47,521.21 | $47,521.21 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $14,922.63 | $14,922.63 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $11,729.05 | $11,729.05 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $281,771.99 | $281,771.99 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $12,889,489 | $12,643,833 | +1.9% |
| Assessed Value | $12,889,489 | $12,643,833 | +1.9% |
| Land Value | $3,776,129 | $3,776,129 | +0.0% |
| Improvement Value | $9,113,360 | $8,867,704 | +2.8% |
| Taxable Value | $12,889,489 | $12,643,833 | +1.9% |
| Total Tax 2026 = estimate |
~$287,247
Estimated
|
~$281,772
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $13,020,254 | $12,889,489 | -130,765 (-1.0%) |
| Taxable Value | $13,020,254 | $12,889,489 | -130,765 (-1.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $12,889,489 | $3,776,129 | $9,113,360 | — | $12,889,489 | $12,889,489 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $12,643,833 | $3,776,129 | $8,867,704 | — | $12,643,833 | $12,643,833 | ~$281,772 | Partial |
| 2024 | $13,441,711 | — | — | −$9,665,582 | $3,776,129 | $— | $295,182 | Verified |
| 2023 | $— | — | — | — | $3,776,129 | $— | $286,046 | Verified |
| 2022 | $— | — | — | — | $2,200,000 | $— | $49,342 | Verified |
| 2021 | $— | — | — | — | $1,888,065 | $— | $45,946 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.0% | +3.0% | ~100% | Not available | Partial |
| 2025 | -13.0% | -13.0% | ~100% | Not available | Partial |
| 2024 | +8.2% | +8.2% | ~100% | 2.0300% | Verified |
| 2023 | +511.0% ! | +511.0% | ~100% | 2.1300% | Verified |
| 2022 | +16.5% | +16.5% | ~100% | 2.2400% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +569.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.9% | -2.0% | -6.3% | +1.9% | 2026 | -5.9% | 2025 |
| Assessment Ratio | 100.0% | 76.0% | — | 100.0% | 2025 | 28.1% | 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 |
$281,772 | $288,477 | ~$219,820 | $295,182 | 2024 | $281,772 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$11,893,316 | ~$11,893,316 | ~2.1773% | ~$258,953 | -5.9% |
| 2027 | ~$11,187,348 | ~$11,187,348 | ~2.1261% | ~$237,850 | -11.5% |
| 2028 | ~$10,523,285 | ~$10,523,285 | ~2.0748% | ~$218,340 | -16.8% |
| 2029 | ~$9,898,640 | ~$9,898,640 | ~2.0236% | ~$200,308 | -21.7% |
| 2030 | ~$9,311,073 | ~$9,311,073 | ~1.9724% | ~$183,647 | -26.4% |
| 2026 | ~$12,011,641 | ~$12,011,641 | ~2.2285% | ~$267,683 | -5.0% |
| 2027 | ~$11,411,059 | ~$11,411,059 | ~2.2285% | ~$254,299 | -9.8% |
| 2028 | ~$10,840,506 | ~$10,840,506 | ~2.2285% | ~$241,584 | -14.3% |
| 2029 | ~$10,298,481 | ~$10,298,481 | ~2.2285% | ~$229,505 | -18.5% |
| 2030 | ~$9,783,557 | ~$9,783,557 | ~2.2285% | ~$218,030 | -22.6% |
| 2026 | ~$12,146,192 | ~$12,146,192 | ~2.1517% | ~$261,347 | -3.9% |
| 2027 | ~$11,668,138 | ~$11,668,138 | ~2.0748% | ~$242,093 | -7.7% |
| 2028 | ~$11,208,899 | ~$11,208,899 | ~1.9980% | ~$223,950 | -11.3% |
| 2029 | ~$10,767,735 | ~$10,767,735 | ~1.9211% | ~$206,860 | -14.8% |
| 2030 | ~$10,343,935 | ~$10,343,935 | ~1.8443% | ~$190,769 | -18.2% |
In 2025, this property's market value of $12,643,833 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 149× 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 | $12,643,833 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $13,441,711 | $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% |
| 2021 | — | $6,000 | $14,480 | $80,000 | — | 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.