3901 VENETO CIR TX 78641
| Owner | TRAVISSO COMMUNITY INC |
|---|---|
| Parcel ID | 0502500301 |
| Short ID | 842568 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 1,373 SF |
| Acres | 0.032 |
| Year Built | — |
| Legal | LOT 64 BLK B TRAVISSO PHS 1 SEC 1 (LANDSCAPE LOT) (LANDSCAPE LOT) |
| Neighborhood | T4500 |
| Land | $2,753 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,753 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $2,753 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,753 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,753 |
| Taxable Value | $2,753 |
|---|
Appreciation: Market value has risen +323.5% from $650 (2021) to $2,753 (2025), a CAGR of 43.5% 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 6 taxing entities is 2.4764% in 2025 (+0.0536% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $68. Leander ISD is the largest single contributor, at 43.9% 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 ($2,753 land vs $0 improvements), about $2/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 $2,753, this parcel sits in the bottom quartile (<25th 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 +43.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $16,727 by 2030, with an estimated annual tax burden around $356. 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 323% 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILE Leander ISD | 1.3370% | 1.2746% | 1.1087% | 1.0869% | 1.0869% | +0.0000% | $29.92 | $29.92 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $11.49 | $11.49 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $10.35 | $10.35 | Paid |
| U6M Travis County MUD # 21 | 0.3650% | 0.3650% | 0.3650% | 0.3650% | 0.3750% | +0.0100% | $10.32 | $10.32 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3.25 | $3.25 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2.85 | $2.85 | Paid |
| Combined Rate | 2.7557% | 2.5875% | 2.3949% | 2.4229% | 2.4764% | +0.0536% | $68.18 | $68.18 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,002 | $2,753 | -27.3% |
| Assessed Value | $2,002 | $2,753 | -27.3% |
| Land Value | $2,002 | $2,753 | -27.3% |
| Improvement Value | — | — | — |
| Taxable Value | $2,002 | $2,753 | -27.3% |
| Total Tax 2026 = estimate |
~$50
Estimated
|
~$68
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,002 | $2,002 | +0 (+0.0%) |
| Taxable Value | $2,002 | $2,002 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,002 | $2,002 | — | — | $2,002 | $2,002 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,753 | $2,753 | — | — | $2,753 | $2,753 | ~$68 | Partial |
| 2024 | $— | — | — | — | $2,750 | $— | $67 | Verified |
| 2023 | $— | — | — | — | $2,750 | $— | $66 | Verified |
| 2022 | $— | — | — | — | $2,750 | $— | $71 | Verified |
| 2021 | $650 | — | — | — | $650 | $— | $18 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -27.3% | -27.3% | ~100% | Not available | Partial |
| 2025 | +0.1% | +0.1% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 2.4200% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 2.4000% | Verified |
| 2022 | +323.1% ! | +323.1% | ~100% | 2.5900% | Verified |
| 2021 | base year | — | ~100% | 2.7600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +323.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -27.3% | +148.1% | +54.2% | +323.5% | 2025 | -27.3% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.4800% | 2.4800% | — | 2.4800% | 2025 | 2.4800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$68 | $43 | ~$205 | $68 | 2025 | $18 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,949 | ~$3,949 | ~2.4066% | ~$95 | +43.4% |
| 2027 | ~$5,666 | ~$5,666 | ~2.3368% | ~$132 | +105.8% |
| 2028 | ~$8,128 | ~$8,128 | ~2.2670% | ~$184 | +195.2% |
| 2029 | ~$11,660 | ~$11,660 | ~2.1972% | ~$256 | +323.5% |
| 2030 | ~$16,727 | ~$16,727 | ~2.1274% | ~$356 | +507.6% |
| 2026 | ~$3,894 | ~$3,894 | ~2.4764% | ~$96 | +41.4% |
| 2027 | ~$5,509 | ~$5,509 | ~2.4764% | ~$136 | +100.1% |
| 2028 | ~$7,793 | ~$7,793 | ~2.4764% | ~$193 | +183.1% |
| 2029 | ~$11,023 | ~$11,023 | ~2.4764% | ~$273 | +300.4% |
| 2030 | ~$15,593 | ~$15,593 | ~2.4764% | ~$386 | +466.4% |
| 2026 | ~$4,004 | ~$4,004 | ~2.3717% | ~$95 | +45.4% |
| 2027 | ~$5,825 | ~$5,825 | ~2.2670% | ~$132 | +111.6% |
| 2028 | ~$8,473 | ~$8,473 | ~2.1623% | ~$183 | +207.8% |
| 2029 | ~$12,324 | ~$12,324 | ~2.0576% | ~$254 | +347.7% |
| 2030 | ~$17,926 | ~$17,926 | ~1.9529% | ~$350 | +551.1% |
In 2025, this property's market value of $2,753 places it in the bottom 25% for Land/Vacant properties in Travis County (35611 comparable) — -97% below 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 | $2,753 | $24,862 | $85,028 | $363,420 | ↓ Bottom 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 | $650 | $6,000 | $14,480 | $80,000 | ↓ Bottom 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.