BREAN DOWN RD TX 78660
| Owner | AVALON MASTER COMMUNITY INC |
|---|---|
| Parcel ID | 0280590401 |
| Short ID | 795339 |
| Type | Real |
| Use Code | 17 Clubhouse |
| Valuation | Cost |
| Improvement SF | 1,917 SF |
| Land SF | 163,899 SF |
| Acres | 3.763 |
| Year Built | 2010 |
| Legal | LOT 37 BLK RR AVALON PHS 9A (AMENITY AREA) (AMENITY AREA) |
| Neighborhood | A7200 |
| Land | $1,269 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,269 |
| Improvement | $5,040 |
|---|---|
| Total Improvement | $5,040 |
| Market | $6,309 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $6,309 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $6,309 |
| Taxable Value | $6,309 |
|---|
Appreciation: Market value has risen +47.1% from $4,289 (2021) to $6,309 (2025), a CAGR of 10.1% over 4 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 rose +37.9%, so this parcel has outpaced the broader multi-family market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.1905% in 2025 (+0.0370% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $138. Pflugerville ISD is the largest single contributor, at 50.5% of the total 2025 levy.
Homestead Cap History: This property had an active homestead cap as recently as 2024 ($425,361, ~6742.1% of market value at the time). The cap has since reset or expired. Verified clear — 2025 Certified Historical data from AJR 2021–2024 (Partial confidence). Current status confirmed by 2025 TCAD Certified Export.
Asset Class: Multi-family residential. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 20% of market value ($1,269 land vs $5,040 improvements), about $0/SF of land. Most value sits in the improvements, so building condition, age (~16 yrs), and rent roll drive the underwriting.
Submarket Position: At $6,309, this parcel sits in the bottom quartile (<25th 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 +10.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $10,220 by 2030, with an estimated annual tax burden around $163. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 450 | SPORT COURT | 3,200 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 2,353 SF | ✗ |
| 1ST | 1st Floor | 1,917 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,917 SF | ✗ |
| 501 | CANOPY | 1,050 SF | ✗ |
| 435 | FENCE IRON LF | 460 SF | ✗ |
| 604C | POOL CONC COMM | 1 SF | ✗ |
Market value changed by 3854% 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% | $69.83 | $69.83 | Paid |
| WK2 Kelly Lane WCID # 2 | 0.7155% | 0.5460% | 0.5110% | 0.5003% | 0.4970% | -0.0033% | $31.36 | $31.36 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $23.71 | $23.71 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $7.45 | $7.45 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $5.85 | $5.85 | Paid |
| Combined Rate | 2.6627% | 2.3075% | 2.1028% | 2.1535% | 2.1905% | +0.0370% | $138.20 | $138.20 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $6,184 | $6,309 | -2.0% |
| Assessed Value | $6,184 | $6,309 | -2.0% |
| Land Value | $2,013 | $1,269 | +58.6% |
| Improvement Value | $4,171 | $5,040 | -17.2% |
| Taxable Value | $6,184 | $6,309 | -2.0% |
| HS Cap Loss | — | -$425,361 (2024) | |
| Total Tax 2026 = estimate |
~$135
Estimated
|
~$138
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $6,184 | $6,184 | +0 (+0.0%) |
| Taxable Value | $6,184 | $6,184 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $6,184 | $2,013 | $4,171 | — | $6,184 | $6,184 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $6,309 | $1,269 | $5,040 | — | $6,309 | $6,309 | ~$138 | Partial |
| 2024 | $732,305 | — | — | −$731,180 | $1,125 | $— | $9,184 | Verified |
| 2023 | $708,604 | — | — | −$707,479 | $1,125 | $— | $15,399 | Verified |
| 2022 | $17,922 | — | — | −$16,797 | $1,125 | $— | $16,351 | Verified |
| 2021 | $4,289 | — | — | −$3,164 | $1,125 | $— | $477 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -2.0% | -2.0% | ~100% | Not available | Partial |
| 2025 | -98.5% ! | -98.5% | ~100% | Not available | Partial |
| 2024 | -41.8% | -41.8% | ~100% | 2.1500% | Verified |
| 2023 | +3.3% | +3.3% | ~100% | 2.1000% | Verified |
| 2022 | +3853.8% ! | +3853.8% | ~100% | 2.3100% | Verified |
| 2021 | base year | — | ~100% | 11.1300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -64.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -2.0% | +814.8% | +10.6% | +3853.8% | 2023 | -99.1% | 2025 |
| Assessment Ratio | 100.0% | 38.8% | — | 100.0% | 2025 | 0.2% | 2023 |
| Effective Tax Rate (2025) | 2.1900% | 2.1900% | — | 2.1900% | 2025 | 2.1900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$138 | $8,310 | ~$154 | $16,351 | 2022 | $138 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$6,948 | ~$6,940 | ~2.0725% | ~$144 | +10.1% |
| 2027 | ~$7,652 | ~$7,634 | ~1.9545% | ~$149 | +21.3% |
| 2028 | ~$8,427 | ~$8,397 | ~1.8364% | ~$154 | +33.6% |
| 2029 | ~$9,280 | ~$9,237 | ~1.7184% | ~$159 | +47.1% |
| 2030 | ~$10,220 | ~$10,161 | ~1.6003% | ~$163 | +62.0% |
| 2026 | ~$6,822 | ~$6,822 | ~2.1905% | ~$149 | +8.1% |
| 2027 | ~$7,376 | ~$7,376 | ~2.1905% | ~$162 | +16.9% |
| 2028 | ~$7,976 | ~$7,976 | ~2.1905% | ~$175 | +26.4% |
| 2029 | ~$8,624 | ~$8,624 | ~2.1905% | ~$189 | +36.7% |
| 2030 | ~$9,325 | ~$9,325 | ~2.1905% | ~$204 | +47.8% |
| 2026 | ~$7,074 | ~$6,940 | ~2.0135% | ~$140 | +12.1% |
| 2027 | ~$7,932 | ~$7,634 | ~1.8364% | ~$140 | +25.7% |
| 2028 | ~$8,894 | ~$8,397 | ~1.6594% | ~$139 | +41.0% |
| 2029 | ~$9,973 | ~$9,237 | ~1.4823% | ~$137 | +58.1% |
| 2030 | ~$11,183 | ~$10,161 | ~1.3053% | ~$133 | +77.3% |
In 2025, this property's market value of $6,309 places it in the bottom 25% for Multi-Family properties in Travis County (12584 comparable) — -99% below 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 | $6,309 | $438,669 | $519,778 | $749,859 | ↓ Bottom 25% | -7.5% |
| 2024 | $732,305 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $708,604 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $17,922 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $4,289 | $300,453 | $376,850 | $539,896 | ↓ Bottom 25% | 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.