MELBER LN TX
| Owner | BENNETT ROBERT PAUL & DEBORAH D |
|---|---|
| Parcel ID | 0283700120 |
| Short ID | 281966 |
| Type | Real |
| Use Code | 00 (unlisted) |
| Valuation | Productivity |
| Improvement SF | 1,946 SF |
| Land SF | 1,267,640 SF |
| Acres | 29.101 |
| Year Built | 1991 |
| Legal | 28.851AC OF LOT 2 BROWN BENNETT SUBD (1-D-1) |
| Neighborhood | _RGN317 |
| Land | $1,139,884 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,139,884 |
| Improvement | $392,646 |
|---|---|
| Total Improvement | $392,646 |
| Market | $1,532,530 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,532,530 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,239,228 |
| Net Appraised (assessed) | $293,302 |
| Exemptions (−) (HS,OV65) | −$188,772 |
|---|---|
| Taxable Value | $104,530 |
Appreciation: Market value has risen +983.7% from $141,421 (2021) to $1,532,530 (2025), a CAGR of 81.4% over 4 years. This is strong appreciation — well above typical inflation. 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 Agricultural parcel countywide rose +479.4%, so this parcel has outpaced the broader agricultural market over the same period.
Tax Burden: The combined rate across 4 taxing entities is 1.6935% in 2025 (+0.0403% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,770. Pflugerville ISD is the largest single contributor, at 49.4% of the total 2025 levy.
Assessment Gap: Assessed value ($293,302) is $1,239,228 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Agricultural. Agricultural valuation may be subject to rollback taxes if land use changes.
Value Composition: Land carries 74% of market value ($1,139,884 land vs $392,646 improvements), about $1/SF of land. With value concentrated in the land under a ~35-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $1,532,530, this parcel sits in the top quartile (≥75th percentile) of Agricultural property in Travis County — county median $597,708 (P25 $207,536 / P75 $1,442,275, n=7,602). Agricultural here is the broad TCAD category — every agricultural 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 +86.7% Base-scenario CAGR (Based on 2022–2025 certified trend, projected forward from 2025), the model projects market value near $34,803,205 by 2030, with an estimated annual tax burden around $6,502. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| SO | Sketch Only | 1,500 SF | ✗ |
| 302 | BARN FV | 1 SF | ✓ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 281966 | BENNETT ROBERT PAUL & DEBORAH D | 21222 MELBER LN MANOR | $428,170 | $250,535 | $55,159 |
| 281967 | BENNETT ROBERT PAUL & DEBORAH D | 28.101 | $1,101,616 | $68,261 | $68,261 |
Market value changed by 96% 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% | $725.50 | $725.50 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $392.87 | $392.87 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $272.08 | $272.08 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $77.36 | $77.36 | Paid |
| Combined Rate | 1.9472% | 1.7615% | 1.5918% | 1.6532% | 1.6935% | +0.0403% | $1,467.81 | $1,467.81 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,529,786 | $1,532,530 | -0.2% |
| Assessed Value | $318,796 | $293,302 | +8.7% |
| Land Value | $1,075,758 | $1,139,884 | -5.6% |
| Improvement Value | $454,028 | $392,646 | +15.6% |
| Taxable Value | $123,420 | $104,530 | +18.1% |
| Exemptions | HS,OV65 | HS,OV65 | |
| HS Cap Loss | -$1,210,990 | — | |
| Total Tax 2026 = estimate |
~$2,090
Estimated
|
~$1,468
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,529,786 | $1,529,786 | +0 (+0.0%) |
| Taxable Value | $125,469 | $123,420 | -2,049 (-1.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,529,786 | $1,075,758 | $454,028 | −$1,210,990 | $318,796 | $123,420 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,532,530 | $1,139,884 | $392,646 | −$1,239,228 | $293,302 | $104,530 | ~$1,468 | Partial |
| 2024 | $299,416 | — | — | −$289,624 | $9,792 | $— | $1,791 | Verified |
| 2023 | $274,647 | — | — | −$263,600 | $11,047 | $— | $1,298 | Verified |
| 2022 | $235,333 | — | — | −$228,456 | $6,877 | $— | $2,488 | Verified |
| 2021 | $141,421 | — | — | −$137,996 | $3,425 | $— | $2,490 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -5.1% | +4.1% | 6.2% | Not available | Partial |
| 2025 | +0.8% | +17.3% | 5.6% | Not available | Partial |
| 2024 | -11.2% | -6.1% | 4.8% | 0.1300% | Verified |
| 2023 | +59.0% | +27.4% | 4.6% | 0.0800% | Verified |
| 2022 | +96.0% ! | +32.2% | 5.7% | 0.2300% | Verified |
| 2021 | base year | — | 8.5% | 1.7600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +178.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -0.2% | +100.7% | +86.8% | +411.8% | 2025 | -0.2% | 2026 |
| Assessment Ratio | 20.8% | 8.8% | — | 20.8% | 2026 | 2.4% | 2021 |
| Effective Tax Rate (2025) | 0.1000% | 0.1000% | — | 0.1000% | 2025 | 0.1000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,468 | $1,907 | ~$5,875 | $2,490 | 2021 | $1,298 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,861,877 | ~$322,632 | ~1.6301% | ~$5,259 | +86.7% |
| 2027 | ~$5,344,328 | ~$354,895 | ~1.5667% | ~$5,560 | +248.7% |
| 2028 | ~$9,980,106 | ~$390,385 | ~1.5033% | ~$5,869 | +551.2% |
| 2029 | ~$18,637,051 | ~$429,423 | ~1.4399% | ~$6,183 | +1116.1% |
| 2030 | ~$34,803,205 | ~$472,366 | ~1.3765% | ~$6,502 | +2171.0% |
| 2026 | ~$2,831,227 | ~$322,632 | ~1.6935% | ~$5,464 | +84.7% |
| 2027 | ~$5,230,466 | ~$354,895 | ~1.6935% | ~$6,010 | +241.3% |
| 2028 | ~$9,662,868 | ~$390,385 | ~1.6935% | ~$6,611 | +530.5% |
| 2029 | ~$17,851,377 | ~$429,423 | ~1.6935% | ~$7,272 | +1064.8% |
| 2030 | ~$32,978,995 | ~$472,366 | ~1.6935% | ~$8,000 | +2051.9% |
| 2026 | ~$2,892,528 | ~$322,632 | ~1.5984% | ~$5,157 | +88.7% |
| 2027 | ~$5,459,416 | ~$354,895 | ~1.5033% | ~$5,335 | +256.2% |
| 2028 | ~$10,304,212 | ~$390,385 | ~1.4082% | ~$5,497 | +572.4% |
| 2029 | ~$19,448,377 | ~$429,423 | ~1.3131% | ~$5,639 | +1169.0% |
| 2030 | ~$36,707,260 | ~$472,366 | ~1.2179% | ~$5,753 | +2295.2% |
In 2025, this property's market value of $1,532,530 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — +156% above the county median of $597,708. Agricultural here is the broad TCAD category — every agricultural 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 | $1,532,530 | $207,536 | $597,708 | $1,442,275 | ↑ Top 25% | +0.0% |
| 2024 | $299,416 | $217,016 | $597,296 | $1,446,593 | ↓ Below median | +23.7% |
| 2023 | $274,647 | $167,963 | $453,916 | $1,078,522 | ↓ Below median | +0.0% |
| 2022 | $235,333 | $180,794 | $446,888 | $1,009,883 | ↓ Below median | +46.1% |
| 2021 | $141,421 | $33,611 | $103,166 | $247,000 | ↑ Above median | 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.