MELBER LN TX
| Owner | LEFNER DOLORES |
|---|---|
| Parcel ID | 0283700404 |
| Short ID | 281985 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | 1,989 SF |
| Land SF | 2,194,118 SF |
| Acres | 50.370 |
| Year Built | 1965 |
| Legal | ABS 443 SUR 12 JONES S C ACR 48.660 (1-D-1) |
| Neighborhood | _RGN317 |
| Land | $1,909,971 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,909,971 |
| Improvement | $407,693 |
|---|---|
| Total Improvement | $407,693 |
| Market | $2,317,664 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,317,664 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,997,164 |
| Net Appraised (assessed) | $320,500 |
| Taxable Value | $320,500 |
|---|
Appreciation: Market value has risen +2167.6% from $102,210 (2021) to $2,317,664 (2025), a CAGR of 118.2% 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 5 taxing entities is 2.2285% in 2025 (+0.0325% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $7,142. Pflugerville ISD is the largest single contributor, at 64.6% of the total 2025 levy.
Assessment Gap: Assessed value ($320,500) is $1,997,164 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 82% of market value ($1,909,971 land vs $407,693 improvements), about $1/SF of land. With value concentrated in the land under a ~61-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 $2,317,664, 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 +141.2% Base-scenario CAGR (Based on 2022–2025 certified trend, projected forward from 2025), the model projects market value near $189,142,406 by 2030, with an estimated annual tax burden around $10,181. 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.
11 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,989 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,701 SF | ✗ |
| 571 | STORAGE DET | 820 SF | ✓ |
| 031 | GARAGE DET 1ST F | 704 SF | ✓ |
| 051 | CARPORT DET 1ST | 516 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 480 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 133 SF | ✗ |
| 512 | DECK UNCOVRED | 120 SF | ✗ |
| 251 | BATHROOM | 1 SF | ✓ |
| 302 | BARN FV | 1 SF | ✓ |
| RES WATER | RES WATER SEWER | 1 SF | ✓ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 281985 | LEFNER DOLORES | 21425 MELBER LN | $520,190 | $366,776 | $366,776 |
| 281986 | LEFNER DOLORES | 0.000 | $1,459,800 | $15,232 | $15,232 |
Market value changed by 123% 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% | $3,547.62 | $3,547.62 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,204.58 | $1,204.58 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $378.26 | $378.26 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $297.31 | $297.31 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $65.95 | $65.95 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $5,493.72 | $5,493.72 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,979,990 | $2,317,664 | -14.6% |
| Assessed Value | $382,008 | $320,500 | +19.2% |
| Land Value | $1,511,100 | $1,909,971 | -20.9% |
| Improvement Value | $468,890 | $407,693 | +15.0% |
| Taxable Value | $382,008 | $320,500 | +19.2% |
| HS Cap Loss | -$1,597,982 | — | |
| Total Tax 2026 = estimate |
~$8,513
Estimated
|
~$5,494
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,979,990 | $1,979,990 | +0 (+0.0%) |
| Taxable Value | $382,008 | $382,008 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,979,990 | $1,511,100 | $468,890 | −$1,597,982 | $382,008 | $382,008 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,317,664 | $1,909,971 | $407,693 | −$1,997,164 | $320,500 | $320,500 | ~$5,494 | Partial |
| 2024 | $243,130 | — | — | −$178,289 | $64,841 | $— | $4,497 | Verified |
| 2023 | $210,207 | — | — | −$149,619 | $60,588 | $— | $4,177 | Verified |
| 2022 | $165,199 | — | — | −$124,575 | $40,624 | $— | $4,036 | Verified |
| 2021 | $102,210 | — | — | −$83,981 | $18,229 | $— | $3,586 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -20.9% | +2.6% | 1.0% | Not available | Partial |
| 2025 | +0.0% | +9.0% | 0.8% | Not available | Partial |
| 2024 | +7.0% | -9.7% | 0.7% | 0.2100% | Verified |
| 2023 | +49.1% | -2.1% | 0.9% | 0.2100% | Verified |
| 2022 | +122.9% ! | -1.9% | 1.3% | 0.3000% | Verified |
| 2021 | base year | — | 3.0% | 3.5100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +255.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -14.6% | +188.6% | +149.4% | +853.3% | 2025 | -14.6% | 2026 |
| Assessment Ratio | 19.3% | 21.8% | — | 28.8% | 2023 | 13.8% | 2025 |
| Effective Tax Rate (2025) | 0.0200% | 0.0200% | — | 0.0200% | 2025 | 0.0200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,494 | $4,358 | ~$8,890 | $5,494 | 2025 | $3,586 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,589,824 | ~$352,550 | ~2.1773% | ~$7,676 | +141.2% |
| 2027 | ~$13,481,737 | ~$387,805 | ~2.1261% | ~$8,245 | +481.7% |
| 2028 | ~$32,515,732 | ~$426,586 | ~2.0748% | ~$8,851 | +1303.0% |
| 2029 | ~$78,422,598 | ~$469,244 | ~2.0236% | ~$9,496 | +3283.7% |
| 2030 | ~$189,142,406 | ~$516,168 | ~1.9724% | ~$10,181 | +8060.9% |
| 2026 | ~$5,543,471 | ~$352,550 | ~2.2285% | ~$7,857 | +139.2% |
| 2027 | ~$13,259,071 | ~$387,805 | ~2.2285% | ~$8,642 | +472.1% |
| 2028 | ~$31,713,517 | ~$426,586 | ~2.2285% | ~$9,507 | +1268.3% |
| 2029 | ~$75,853,517 | ~$469,244 | ~2.2285% | ~$10,457 | +3172.8% |
| 2030 | ~$181,429,135 | ~$516,168 | ~2.2285% | ~$11,503 | +7728.1% |
| 2026 | ~$5,636,178 | ~$352,550 | ~2.1517% | ~$7,586 | +143.2% |
| 2027 | ~$13,706,257 | ~$387,805 | ~2.0748% | ~$8,046 | +491.4% |
| 2028 | ~$33,331,363 | ~$426,586 | ~1.9980% | ~$8,523 | +1338.1% |
| 2029 | ~$81,056,391 | ~$469,244 | ~1.9211% | ~$9,015 | +3397.3% |
| 2030 | ~$197,115,812 | ~$516,168 | ~1.8443% | ~$9,519 | +8404.9% |
In 2025, this property's market value of $2,317,664 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 4× 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 | $2,317,664 | $207,536 | $597,708 | $1,442,275 | ↑ Top 25% | +0.0% |
| 2024 | $243,130 | $217,016 | $597,296 | $1,446,593 | ↓ Below median | +23.7% |
| 2023 | $210,207 | $167,963 | $453,916 | $1,078,522 | ↓ Below median | +0.0% |
| 2022 | $165,199 | $180,794 | $446,888 | $1,009,883 | ↓ Bottom 25% | +46.1% |
| 2021 | $102,210 | $33,611 | $103,166 | $247,000 | ↓ Below 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.