20509 ENGELMANN LN TX 78653
| Owner | CARLSON JOEL T & MARGARET |
|---|---|
| Parcel ID | 0283700202 |
| Short ID | 281970 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | 1,861 SF |
| Land SF | 1,582,883 SF |
| Acres | 36.338 |
| Year Built | 1979 |
| Legal | ABS 356 SUR 1 HOPKINS D ACR 35.338 (1-D-1) |
| Neighborhood | _RGN317 |
| Land | $1,386,317 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,386,317 |
| Improvement | $331,167 |
|---|---|
| Total Improvement | $331,167 |
| Market | $1,717,484 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,717,484 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,391,198 |
| Net Appraised (assessed) | $326,286 |
| Taxable Value | $326,286 |
|---|
Appreciation: Market value has risen +1267.4% from $125,603 (2021) to $1,717,484 (2025), a CAGR of 92.3% 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 $5,526. Pflugerville ISD is the largest single contributor, at 65.4% of the total 2025 levy.
Assessment Gap: Assessed value ($326,286) is $1,391,198 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 81% of market value ($1,386,317 land vs $331,167 improvements), about $1/SF of land. With value concentrated in the land under a ~47-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 $1,717,484, 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 +96.6% Base-scenario CAGR (Based on 2022–2025 certified trend, projected forward from 2025), the model projects market value near $50,433,505 by 2030, with an estimated annual tax burden around $7,233. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,861 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,861 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 348 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 252 SF | ✓ |
| 571 | STORAGE DET | 48 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 289 | SHED FV | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 281970 | CARLSON JOEL T & MARGARET | 20509 ENGELMANN LN 78653 | $415,367 | $386,138 | $386,138 |
| 281971 | CARLSON JOEL T & MARGARET | 10.000 | $1,102,192 | $4,635 | $4,635 |
Market value changed by 118% 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% | $3,611.65 | $3,611.65 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,226.33 | $1,226.33 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $385.10 | $385.10 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $302.68 | $302.68 | Paid |
| Combined Rate | 1.9472% | 1.7615% | 1.5918% | 1.6532% | 1.6935% | +0.0403% | $5,525.76 | $5,525.76 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,517,559 | $1,717,484 | -11.6% |
| Assessed Value | $390,773 | $326,286 | +19.8% |
| Land Value | $1,133,382 | $1,386,317 | -18.2% |
| Improvement Value | $384,177 | $331,167 | +16.0% |
| Taxable Value | $390,773 | $326,286 | +19.8% |
| HS Cap Loss | -$1,126,786 | — | |
| Total Tax 2026 = estimate |
~$6,618
Estimated
|
~$5,526
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,517,559 | $1,517,559 | +0 (+0.0%) |
| Taxable Value | $390,773 | $390,773 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,517,559 | $1,133,382 | $384,177 | −$1,126,786 | $390,773 | $390,773 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,717,484 | $1,386,317 | $331,167 | −$1,391,198 | $326,286 | $326,286 | ~$5,526 | Partial |
| 2024 | $304,043 | — | — | −$265,892 | $38,151 | $— | $4,502 | Verified |
| 2023 | $272,422 | — | — | −$235,368 | $37,054 | $— | $4,906 | Verified |
| 2022 | $226,046 | — | — | −$201,594 | $24,452 | $— | $4,872 | Verified |
| 2021 | $125,603 | — | — | −$114,380 | $11,223 | $— | $4,482 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -18.2% | +2.9% | 0.4% | Not available | Partial |
| 2025 | +0.0% | +7.6% | 0.3% | Not available | Partial |
| 2024 | +3.0% | +0.9% | 0.3% | 0.2800% | Verified |
| 2023 | +51.5% | +0.3% | 0.3% | 0.3000% | Verified |
| 2022 | +117.9% ! | -0.3% | 0.5% | 0.4300% | Verified |
| 2021 | base year | — | 1.0% | 3.5700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +239.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -11.6% | +113.1% | +101.8% | +464.9% | 2025 | -11.6% | 2026 |
| Assessment Ratio | 25.8% | 15.1% | — | 25.8% | 2026 | 8.9% | 2021 |
| Effective Tax Rate (2025) | 0.0100% | 0.0100% | — | 0.0100% | 2025 | 0.0100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,526 | $4,858 | ~$6,535 | $5,526 | 2025 | $4,482 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,376,432 | ~$358,915 | ~1.6301% | ~$5,851 | +96.6% |
| 2027 | ~$6,637,787 | ~$394,806 | ~1.5667% | ~$6,185 | +286.5% |
| 2028 | ~$13,049,341 | ~$434,287 | ~1.5033% | ~$6,529 | +659.8% |
| 2029 | ~$25,653,928 | ~$477,715 | ~1.4399% | ~$6,879 | +1393.7% |
| 2030 | ~$50,433,505 | ~$525,487 | ~1.3765% | ~$7,233 | +2836.5% |
| 2026 | ~$3,342,082 | ~$358,915 | ~1.6935% | ~$6,078 | +94.6% |
| 2027 | ~$6,503,416 | ~$394,806 | ~1.6935% | ~$6,686 | +278.7% |
| 2028 | ~$12,655,112 | ~$434,287 | ~1.6935% | ~$7,355 | +636.8% |
| 2029 | ~$24,625,803 | ~$477,715 | ~1.6935% | ~$8,090 | +1333.8% |
| 2030 | ~$47,919,782 | ~$525,487 | ~1.6935% | ~$8,899 | +2690.1% |
| 2026 | ~$3,410,782 | ~$358,915 | ~1.5984% | ~$5,737 | +98.6% |
| 2027 | ~$6,773,531 | ~$394,806 | ~1.5033% | ~$5,935 | +294.4% |
| 2028 | ~$13,451,673 | ~$434,287 | ~1.4082% | ~$6,116 | +683.2% |
| 2029 | ~$26,713,914 | ~$477,715 | ~1.3131% | ~$6,273 | +1455.4% |
| 2030 | ~$53,051,629 | ~$525,487 | ~1.2179% | ~$6,400 | +2988.9% |
In 2025, this property's market value of $1,717,484 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — +187% 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 | $1,717,484 | $207,536 | $597,708 | $1,442,275 | ↑ Top 25% | +0.0% |
| 2024 | $304,043 | $217,016 | $597,296 | $1,446,593 | ↓ Below median | +23.7% |
| 2023 | $272,422 | $167,963 | $453,916 | $1,078,522 | ↓ Below median | +0.0% |
| 2022 | $226,046 | $180,794 | $446,888 | $1,009,883 | ↓ Below median | +46.1% |
| 2021 | $125,603 | $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.