148 MEISTER LN TX 78660
| Owner | LIVING SPACES PFLUGERVILLE LLC |
|---|---|
| Parcel ID | 0286400603 |
| Short ID | 890902 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 152,112 SF |
| Acres | 3.492 |
| Year Built | — |
| Legal | LOT 4 BLK A LIVING SPACES SUBD |
| Neighborhood | 1NE3 |
| Land | $1,216,892 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,216,892 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,216,892 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,216,892 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,216,892 |
| Taxable Value | $1,216,892 |
|---|
Appreciation: Market value has risen +300.0% from $304,223 (2021) to $1,216,892 (2025), a CAGR of 41.4% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→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 +487.2%, 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 $27,119. 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 100% of market value ($1,216,892 land vs $0 improvements), about $8/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $1,216,892, 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 +41.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,883,781 by 2030, with an estimated annual tax burden around $135,772. 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.
Market value changed by 300% 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% | $13,469.78 | $13,469.78 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $6,510.37 | $6,510.37 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,573.63 | $4,573.63 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,436.21 | $1,436.21 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $1,128.85 | $1,128.85 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $27,118.84 | $27,118.84 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,216,892 | $1,216,892 | +0.0% |
| Assessed Value | $1,216,892 | $1,216,892 | +0.0% |
| Land Value | $1,216,892 | $1,216,892 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,216,892 | $1,216,892 | +0.0% |
| Total Tax 2026 = estimate |
~$27,119
Estimated
|
~$27,119
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,216,892 | $1,216,892 | +0 (+0.0%) |
| Taxable Value | $1,216,892 | $1,216,892 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,216,892 | $1,216,892 | — | — | $1,216,892 | $1,216,892 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,216,892 | $1,216,892 | — | — | $1,216,892 | $1,216,892 | ~$27,119 | Partial |
| 2024 | $— | — | — | — | $1,216,892 | $— | $26,723 | Verified |
| 2023 | $— | — | — | — | $1,216,892 | $— | $25,896 | Verified |
| 2022 | $— | — | — | — | $1,216,892 | $— | $27,293 | Verified |
| 2021 | $304,223 | — | — | — | $304,223 | $— | $7,403 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 2.2000% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 2.1300% | Verified |
| 2022 | +300.0% ! | +300.0% | ~100% | 2.2400% | Verified |
| 2021 | base year | — | ~100% | 2.4300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +300.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +150.0% | +41.4% | +300.0% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| 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 |
$27,119 | $17,261 | ~$78,980 | $27,119 | 2025 | $7,403 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,720,945 | ~$1,720,945 | ~2.1773% | ~$37,470 | +41.4% |
| 2027 | ~$2,433,784 | ~$2,433,784 | ~2.1261% | ~$51,744 | +100.0% |
| 2028 | ~$3,441,890 | ~$3,441,890 | ~2.0748% | ~$71,413 | +182.8% |
| 2029 | ~$4,867,568 | ~$4,867,568 | ~2.0236% | ~$98,499 | +300.0% |
| 2030 | ~$6,883,781 | ~$6,883,781 | ~1.9724% | ~$135,772 | +465.7% |
| 2026 | ~$1,696,607 | ~$1,696,607 | ~2.2285% | ~$37,809 | +39.4% |
| 2027 | ~$2,365,433 | ~$2,365,433 | ~2.2285% | ~$52,714 | +94.4% |
| 2028 | ~$3,297,919 | ~$3,297,919 | ~2.2285% | ~$73,495 | +171.0% |
| 2029 | ~$4,598,003 | ~$4,598,003 | ~2.2285% | ~$102,468 | +277.8% |
| 2030 | ~$6,410,598 | ~$6,410,598 | ~2.2285% | ~$142,862 | +426.8% |
| 2026 | ~$1,745,283 | ~$1,745,283 | ~2.1517% | ~$37,553 | +43.4% |
| 2027 | ~$2,503,109 | ~$2,503,109 | ~2.0748% | ~$51,935 | +105.7% |
| 2028 | ~$3,589,992 | ~$3,589,992 | ~1.9980% | ~$71,727 | +195.0% |
| 2029 | ~$5,148,816 | ~$5,148,816 | ~1.9211% | ~$98,915 | +323.1% |
| 2030 | ~$7,384,501 | ~$7,384,501 | ~1.8443% | ~$136,189 | +506.8% |
In 2025, this property's market value of $1,216,892 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 14× 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 | $1,216,892 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | — | $23,000 | $66,000 | $330,000 | — | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $304,223 | $6,000 | $14,480 | $80,000 | ↑ Top 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.