VIA ROMA PASS TX 78641
| Owner | YOUSAF MUHAMMAD & MAIRA ZAFAR |
|---|---|
| Parcel ID | 0502550203 |
| Short ID | 932152 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 4,247 SF |
| Land SF | 16,751 SF |
| Acres | 0.385 |
| Year Built | 2021 |
| Legal | LOT 15 BLK E TRAVISSO PHS 4 SEC 1-3 |
| Neighborhood | T4500 |
| Land | $367,826 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $367,826 |
| Improvement | $594,506 |
|---|---|
| Total Improvement | $594,506 |
| Market | $962,332 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $962,332 |
| Value Limitation Adjustment (−) (homestead cap) | −$9,007 |
| Net Appraised (assessed) | $953,325 |
| Exemptions (−) (HS) | −$190,665 |
|---|---|
| Taxable Value | $762,660 |
Appreciation: Market value has risen +1245.9% from $71,500 (2021) to $962,332 (2025), a CAGR of 91.5% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2023), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend.
Tax Burden: The combined rate across 6 taxing entities is 2.5114% in 2025 (+0.0586% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $19,154. Leander ISD is the largest single contributor, at 41.3% of the total 2025 levy.
Assessment Gap: Assessed value ($953,325) is $9,007 below market value, suggesting potential for an upward assessment in future years.
Asset Class: O. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 38% of market value ($367,826 land vs $594,506 improvements), about $22/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Forward Outlook: Holding the +91.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $24,808,387 by 2030, with an estimated annual tax burden around $33,296. 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.
10 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 4,247 SF | ✗ |
| 1ST | 1st Floor | 2,645 SF | ✓ |
| 2ND | 2nd Floor | 1,602 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 636 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 312 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 264 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 1340% 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% | $8,840.03 | $8,840.03 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $3,938.27 | $3,938.27 | Paid |
| U7N Travis County MUD #19 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $3,908.63 | $3,908.63 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,866.42 | $2,866.42 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $975.88 | $975.88 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $900.11 | $900.11 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $21,429.34 | $21,429.34 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $827,631 | $962,332 | -14.0% |
| Assessed Value | $827,631 | $953,325 | -13.2% |
| Land Value | $267,510 | $367,826 | -27.3% |
| Improvement Value | $560,121 | $594,506 | -5.8% |
| Taxable Value | $662,105 | $762,660 | -13.2% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$16,628
Estimated
|
~$21,429
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $945,324 | $827,631 | -117,693 (-12.5%) |
| Taxable Value | $756,259 | $662,105 | -94,154 (-12.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $827,631 | $267,510 | $560,121 | — | $827,631 | $662,105 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $962,332 | $367,826 | $594,506 | −$9,007 | $953,325 | $762,660 | ~$21,429 | Partial |
| 2024 | $1,008,853 | — | — | −$678,853 | $330,000 | $— | $19,342 | Verified |
| 2023 | $716,247 | — | — | −$386,247 | $330,000 | $— | $16,951 | Verified |
| 2022 | $— | — | — | — | $330,000 | $— | $18,972 | Verified |
| 2021 | $71,500 | — | — | −$14,300 | $57,200 | $— | $1,593 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -1.8% | -0.8% | ~100% | Not available | Partial |
| 2025 | -5.0% | +10.0% | 99.1% | Not available | Partial |
| 2024 | +0.4% | +14.8% | 85.6% | 1.9100% | Verified |
| 2023 | +22.5% | -8.4% | 74.8% | 1.6800% | Verified |
| 2022 | +1340.0% ! | +1340.0% | ~100% | 2.3000% | Verified |
| 2021 | base year | — | ~100% | 2.2300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1582.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -14.0% | +231.0% | +97.8% | +901.7% | 2023 | -14.0% | 2026 |
| Assessment Ratio | 100.0% | 71.6% | — | 100.0% | 2026 | 32.7% | 2024 |
| 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 |
$21,429 | $14,829 | ~$29,357 | $21,429 | 2025 | $1,593 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,843,231 | ~$1,048,658 | ~2.4429% | ~$25,618 | +91.5% |
| 2027 | ~$3,530,485 | ~$1,153,523 | ~2.3743% | ~$27,389 | +266.9% |
| 2028 | ~$6,762,217 | ~$1,268,876 | ~2.3058% | ~$29,257 | +602.7% |
| 2029 | ~$12,952,208 | ~$1,395,763 | ~2.2372% | ~$31,226 | +1245.9% |
| 2030 | ~$24,808,387 | ~$1,535,339 | ~2.1687% | ~$33,296 | +2477.9% |
| 2026 | ~$1,823,984 | ~$1,048,658 | ~2.5114% | ~$26,337 | +89.5% |
| 2027 | ~$3,457,141 | ~$1,153,523 | ~2.5114% | ~$28,970 | +259.2% |
| 2028 | ~$6,552,592 | ~$1,268,876 | ~2.5114% | ~$31,867 | +580.9% |
| 2029 | ~$12,419,645 | ~$1,395,763 | ~2.5114% | ~$35,054 | +1190.6% |
| 2030 | ~$23,539,934 | ~$1,535,339 | ~2.5114% | ~$38,559 | +2346.1% |
| 2026 | ~$1,862,477 | ~$1,048,658 | ~2.4086% | ~$25,258 | +93.5% |
| 2027 | ~$3,604,599 | ~$1,153,523 | ~2.3058% | ~$26,598 | +274.6% |
| 2028 | ~$6,976,265 | ~$1,268,876 | ~2.2029% | ~$27,953 | +624.9% |
| 2029 | ~$13,501,718 | ~$1,395,763 | ~2.1001% | ~$29,313 | +1303.0% |
| 2030 | ~$26,130,941 | ~$1,535,339 | ~1.9973% | ~$30,665 | +2615.4% |
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.