TCAD: Pflugerville 2025 net taxable value estimated at $12.3 billion; litigation and House Bill 9 could change final rolls

Travis Central Appraisal District Chief Appraiser Liana Mann told the Pflugerville City Council at a July 8 work session that TCAD currently estimates the City of Pflugerville's 2025 net taxable value at $12,300,000,000.

Mann said the estimate includes new value and noted that TCAD is still processing protests. "We are only 76% complete with our protest," she said, and the office is continuing to track active litigation that can change final assessed values.

The appraisal update matters because changes to the certified roll affect tax-rate calculations and how much homeowners and businesses pay. Mann told council members that the residential average market value of an owner-occupied (homestead) property in Pflugerville is roughly $404,000 (a 4% decline from 2024) while taxable value for homesteads is about $383,000 because of the state homestead cap.

How TCAD produced the estimate

Mann said TCAD revised its approach this year, using a five-year trend to estimate value-loss during the protest season and increasing the value-loss trend in the model. She said that adjustment made the office's July certified estimate slightly lower than prior years but, in her judgement, more accurate.

Litigation and protests

Mann described a sharp rise in litigation: "We have seen a significant increase in chapter 42 appeals. Over the last 10 years, we've seen a 570 increase in the volume of litigation we're…