21603 CHERRY HOLLOW DR 78641
| Owner | MIRELES RANULFO |
|---|---|
| Parcel ID | 0197700104 |
| Short ID | 187212 |
| Type | Mobile Home |
| Use Code | 12 Mobile Home — Double (PP) |
| Valuation | Cost |
| Improvement SF | 2,128 SF |
| Land SF | 114,127 SF |
| Acres | 2.620 |
| Year Built | 2022 |
| Legal | LOT 35 CHERRY HOLLOW ESTATES SEC 2 |
| Neighborhood | T2130 |
| Land | $320,385 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $320,385 |
| Improvement | $6,677 |
|---|---|
| Total Improvement | $6,677 |
| Market | $512,964 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $512,964 |
| Value Limitation Adjustment (−) (homestead cap) | −$58,185 |
| Net Appraised (assessed) | $454,779 |
| Taxable Value | $454,779 |
|---|
| Total Due | $7,501.54 |
|---|---|
| First Delinquent | 2024 |
Appreciation: Market value has risen +612.0% from $72,050 (2021) to $512,964 (2025), a CAGR of 63.3% 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 Land/Vacant parcel countywide rose +487.2%, so this parcel has outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 1.8841% in 2025 (+0.0525% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $8,569. Leander ISD is the largest single contributor, at 57.7% of the total 2025 levy.
Assessment Gap: Assessed value ($454,779) is $58,185 below market value, suggesting potential for an upward assessment in future years.
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 62% of market value ($320,385 land vs $6,677 improvements), about $3/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $512,964, 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 +63.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,965,585 by 2030, with an estimated annual tax burden around $11,723. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $7,501.54 in unpaid taxes since 2024. These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,128 SF | ✓ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 187212 | MIRELES RANULFO & ORALIA | 21603 CHERRY HOLLOW DR 78641 | $320,385 | $320,385 | $320,385 |
| 975786 | MIRELES RANULFO | 21603 CHERRY HOLLOW DR LEANDER 78641 | $183,966 | $183,966 | $183,966 |
Market value changed by 161% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| ILE Leander ISD | 1.3370% | 1.2746% | 1.1087% | 1.0869% | 1.0869% | +0.0000% | $4,942.99 | $2,020.57 | $2,922.42 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,709.26 | $698.70 | $1,010.56 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $536.75 | $219.41 | $317.34 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $470.24 | $192.22 | $278.02 |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $454.78 | $185.90 | $268.88 |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $454.63 | $185.84 | $268.79 |
| Combined Rate | 2.1110% | 1.9686% | 1.7968% | 1.8316% | 1.8841% | +0.0525% | $8,568.65 | $3,502.64 | $5,066.01 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $504,351 | $512,964 | -1.7% |
| Assessed Value | $504,351 | $454,779 | +10.9% |
| Land Value | $320,385 | $320,385 | +0.0% |
| Improvement Value | — | $6,677 | — |
| Taxable Value | $504,351 | $454,779 | +10.9% |
| Total Tax 2026 = estimate |
~$9,503
Estimated
|
~$8,569
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $504,351 | $504,351 | +0 (+0.0%) |
| Taxable Value | $504,351 | $504,351 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $504,351 | $320,385 | — | — | $504,351 | $504,351 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $512,964 | $320,385 | $6,677 | −$58,185 | $454,779 | $454,779 | ~$8,569 | Partial |
| 2024 | $138,682 | — | — | — | $218,500 ! | $— | $4,002 | Verified |
| 2023 | $— | — | — | — | $218,500 | $— | $3,926 | Verified |
| 2022 | $— | — | — | — | $218,500 | $— | $4,301 | Verified |
| 2021 | $72,050 | — | — | — | $83,578 ! | $— | $1,681 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -1.0% | -1.0% | ~100% | Not available | Partial |
| 2025 | -2.0% | +11.7% | ~100% | Not available | Partial |
| 2024 | +36.8% | +20.0% | 87.7% | 0.9800% | Verified |
| 2023 | -36.5% | -36.5% | ~100% | 1.1000% | Verified |
| 2022 | +161.4% ! | +161.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.3300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +122.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.7% | +120.2% | +63.9% | +269.9% | 2025 | -1.7% | 2026 |
| Assessment Ratio | 100.0% | 115.6% | — | 157.6% | 2024 | 88.7% | 2025 |
| Effective Tax Rate (2025) | 1.8800% | 1.8800% | — | 1.8800% | 2025 | 1.8800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$8,569 | $4,750 | ~$10,404 | $8,569 | 2025 | $1,681 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$837,915 | ~$500,257 | ~1.8274% | ~$9,142 | +63.3% |
| 2027 | ~$1,368,716 | ~$550,283 | ~1.7707% | ~$9,744 | +166.8% |
| 2028 | ~$2,235,767 | ~$605,311 | ~1.7140% | ~$10,375 | +335.9% |
| 2029 | ~$3,652,076 | ~$665,842 | ~1.6573% | ~$11,035 | +612.0% |
| 2030 | ~$5,965,585 | ~$732,426 | ~1.6006% | ~$11,723 | +1063.0% |
| 2026 | ~$827,656 | ~$500,257 | ~1.8841% | ~$9,426 | +61.3% |
| 2027 | ~$1,335,405 | ~$550,283 | ~1.8841% | ~$10,368 | +160.3% |
| 2028 | ~$2,154,646 | ~$605,311 | ~1.8841% | ~$11,405 | +320.0% |
| 2029 | ~$3,476,473 | ~$665,842 | ~1.8841% | ~$12,545 | +577.7% |
| 2030 | ~$5,609,211 | ~$732,426 | ~1.8841% | ~$13,800 | +993.5% |
| 2026 | ~$848,175 | ~$500,257 | ~1.7991% | ~$9,000 | +65.3% |
| 2027 | ~$1,402,438 | ~$550,283 | ~1.7140% | ~$9,432 | +173.4% |
| 2028 | ~$2,318,900 | ~$605,311 | ~1.6289% | ~$9,860 | +352.1% |
| 2029 | ~$3,834,249 | ~$665,842 | ~1.5439% | ~$10,280 | +647.5% |
| 2030 | ~$6,339,846 | ~$732,426 | ~1.4588% | ~$10,685 | +1135.9% |
In 2025, this property's market value of $512,964 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 6× 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 | $512,964 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $138,682 | $23,000 | $66,000 | $330,000 | ↑ Above median | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $72,050 | $6,000 | $14,480 | $80,000 | ↑ 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.