MUIRFIELD BEND DR TX 78660
| Owner | ARVO STAR RANCH LLC |
|---|---|
| Parcel ID | 0293491302 |
| Short ID | 893668 |
| Type | Real |
| Use Code | 30 Strip Center (<10,000 SF) |
| Valuation | Income |
| Improvement SF | — |
| Land SF | 135,297 SF |
| Acres | 3.106 |
| Year Built | — |
| Legal | LOT 3 BLK B STAR RANCH PHS 2 SEC 2 |
| Neighborhood | 1NE3 |
| Land | $947,082 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $947,082 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $947,082 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $947,082 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $947,082 |
| Taxable Value | $947,082 |
|---|
Appreciation: Market value has risen +16.7% from $811,784 (2021) to $947,082 (2025), a CAGR of 3.9% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2025→2026), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Commercial parcel countywide rose +24.1%, so this parcel has lagged the broader commercial market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.2765% in 2025 (+0.0238% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $21,561. Pflugerville ISD is the largest single contributor, at 48.6% of the total 2025 levy.
Asset Class: Commercial. No homestead exemptions apply — full market value is taxable. This is valued using the income approach, so changes in rent roll or occupancy move the appraisal more directly than they would for a cost-approach property.
Value Composition: Land carries 100% of market value ($947,082 land vs $0 improvements), about $7/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 $947,082, this parcel sits in the lower-middle (25th–50th percentile) of Commercial property in Travis County — county median $1,417,484 (P25 $649,268 / P75 $3,347,260, n=13,608). Commercial here is the broad TCAD category — every commercial 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 +3.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,148,343 by 2030, with an estimated annual tax burden around $20,836. 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 261% in 2026, 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% | $10,483.25 | $10,483.25 | Paid |
| W2G Wmsn Co WSID # 3 | 0.6990% | 0.6420% | 0.6210% | 0.5995% | 0.5830% | -0.0165% | $5,521.49 | $5,521.49 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,559.56 | $3,559.56 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,117.77 | $1,117.77 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $878.56 | $878.56 | Paid |
| Combined Rate | 2.6462% | 2.4035% | 2.2128% | 2.2527% | 2.2765% | +0.0238% | $21,560.63 | $21,560.63 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,421,582 | $947,082 | +261.3% |
| Assessed Value | $3,421,582 | $947,082 | +261.3% |
| Land Value | $947,082 | $947,082 | +0.0% |
| Improvement Value | $2,474,500 | — | — |
| Taxable Value | $3,421,582 | $947,082 | +261.3% |
| Total Tax 2026 = estimate |
~$77,893
Estimated
|
~$21,561
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,421,582 | $3,421,582 | +0 (+0.0%) |
| Taxable Value | $3,421,582 | $3,421,582 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,421,582 | $947,082 | $2,474,500 | — | $3,421,582 | $3,421,582 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $947,082 | $947,082 | — | — | $947,082 | $947,082 | ~$21,561 | Partial |
| 2024 | $— | — | — | — | $947,082 | $— | $21,335 | Verified |
| 2023 | $— | — | — | — | $947,082 | $— | $20,957 | Verified |
| 2022 | $— | — | — | — | $1,002,553 | $— | $24,097 | Verified |
| 2021 | $811,784 | — | — | — | $811,784 | $— | $21,481 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +261.3% ! | +261.3% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 2.2500% | Verified |
| 2023 | -12.5% | -12.5% | ~100% | 2.2100% | Verified |
| 2022 | +33.3% | +33.3% | ~100% | 2.2300% | Verified |
| 2021 | base year | — | ~100% | 2.6500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +16.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +261.3% | +139.0% | -11.1% | +261.3% | 2026 | +16.7% | 2025 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.2800% | 2.2800% | — | 2.2800% | 2025 | 2.2800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$21,561 | $21,521 | ~$21,211 | $21,561 | 2025 | $21,481 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$984,293 | ~$984,293 | ~2.1841% | ~$21,498 | +3.9% |
| 2027 | ~$1,022,966 | ~$1,022,966 | ~2.0917% | ~$21,397 | +8.0% |
| 2028 | ~$1,063,158 | ~$1,063,158 | ~1.9993% | ~$21,256 | +12.3% |
| 2029 | ~$1,104,930 | ~$1,104,930 | ~1.9069% | ~$21,070 | +16.7% |
| 2030 | ~$1,148,343 | ~$1,148,343 | ~1.8145% | ~$20,836 | +21.3% |
| 2026 | ~$965,351 | ~$965,351 | ~2.2765% | ~$21,977 | +1.9% |
| 2027 | ~$983,973 | ~$983,973 | ~2.2765% | ~$22,400 | +3.9% |
| 2028 | ~$1,002,954 | ~$1,002,954 | ~2.2765% | ~$22,833 | +5.9% |
| 2029 | ~$1,022,301 | ~$1,022,301 | ~2.2765% | ~$23,273 | +7.9% |
| 2030 | ~$1,042,021 | ~$1,042,021 | ~2.2765% | ~$23,722 | +10.0% |
| 2026 | ~$1,003,235 | ~$1,003,235 | ~2.1379% | ~$21,448 | +5.9% |
| 2027 | ~$1,062,716 | ~$1,062,716 | ~1.9993% | ~$21,247 | +12.2% |
| 2028 | ~$1,125,725 | ~$1,125,725 | ~1.8607% | ~$20,946 | +18.9% |
| 2029 | ~$1,192,469 | ~$1,192,469 | ~1.7221% | ~$20,535 | +25.9% |
| 2030 | ~$1,263,171 | ~$1,263,171 | ~1.5834% | ~$20,002 | +33.4% |
In 2025, this property's market value of $947,082 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -33% below the county median of $1,417,484. Commercial here is the broad TCAD category — every commercial 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 | $947,082 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | — | $661,016 | $1,438,465 | $3,471,171 | — | +0.0% |
| 2023 | — | $667,828 | $1,414,358 | $3,374,900 | — | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |
| 2021 | $811,784 | $517,750 | $1,142,600 | $2,780,453 | ↓ 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.