VARESE PATH 78641
| Owner | MAJID ABBASI GHARACHEH & |
|---|---|
| Parcel ID | 0502581009 |
| Short ID | 978602 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,479 SF |
| Land SF | 11,254 SF |
| Acres | 0.258 |
| Year Built | 2023 |
| Legal | TRAVISSO PHS 4 SEC 6A BLK LL LOT 32 |
| Neighborhood | T4500 |
| Land | $300,592 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $300,592 |
| Improvement | $443,480 |
|---|---|
| Total Improvement | $443,480 |
| Market | $744,072 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $744,072 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $744,072 |
| Exemptions (−) (HS) | −$148,814 |
|---|---|
| Taxable Value | $595,258 |
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 $14,950. Leander ISD is the largest single contributor, at 39.1% of the total 2025 levy.
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 40% of market value ($300,592 land vs $443,480 improvements), about $27/SF of land. Most value sits in the improvements, so building condition, age (~3 yrs), and rent roll drive the underwriting.
No delinquent taxes on record.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,479 SF | ✗ |
| 1ST | 1st Floor | 1,586 SF | ✓ |
| 2ND | 2nd Floor | 893 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 630 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 168 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 110% in 2025, 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% | $5,434.50 | $5,434.50 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $2,643.90 | $2,643.90 | Paid |
| U7N Travis County MUD #19 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $2,624.00 | $2,624.00 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,924.33 | $1,924.33 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $655.14 | $655.14 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $604.28 | $604.28 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $13,886.15 | $13,886.15 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $571,745 | $744,072 | -23.2% |
| Assessed Value | $571,745 | $744,072 | -23.2% |
| Land Value | $218,612 | $300,592 | -27.3% |
| Improvement Value | $353,133 | $443,480 | -20.4% |
| Taxable Value | $457,396 | $595,258 | -23.2% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$11,487
Estimated
|
~$13,886
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $642,731 | $571,745 | -70,986 (-11.0%) |
| Taxable Value | $514,185 | $457,396 | -56,789 (-11.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $571,745 | $218,612 | $353,133 | — | $571,745 | $457,396 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $744,072 | $300,592 | $443,480 | — | $744,072 | $595,258 | ~$13,886 | Partial |
| 2024 | $— | — | — | — | $220,000 | $— | $7,792 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -13.6% | -13.6% | ~100% | Not available | Partial |
| 2025 | +110.3% ! | +110.3% | ~100% | Not available | Partial |
| 2024 | base year | — | ~100% | 2.2000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +110.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -23.2% | -23.2% | — | -23.2% | 2026 | -23.2% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2025 | 100.0% | 2025 |
| Effective Tax Rate (2025) | 1.8700% | 1.8700% | — | 1.8700% | 2025 | 1.8700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$13,886 | $13,886 | — | $13,886 | 2025 | $13,886 | 2025 |
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.