3228 VENEZIA VIEW TX 78641
| Owner | TRAVISSO COMMUNITY INC |
|---|---|
| Parcel ID | 0504500161 |
| Short ID | 864788 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 38,662 SF |
| Acres | 0.888 |
| Year Built | — |
| Legal | LOT 218 BLK E TRAVISSO PHS 2 SEC 1E (GREENBELT) (GREENBELT) |
| Neighborhood | T4500 |
| Land | $6,691 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $6,691 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $6,691 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $6,691 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,741 |
| Net Appraised (assessed) | $4,950 |
| Taxable Value | $4,950 |
|---|
Appreciation: Market value has risen +586.3% from $975 (2021) to $6,691 (2025), a CAGR of 61.9% 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 outpaced 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 $123. Leander ISD is the largest single contributor, at 43.9% of the total 2025 levy.
Assessment Gap: Assessed value ($4,950) is $1,741 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 100% of market value ($6,691 land vs $0 improvements), about $0/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 $6,691, 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 +61.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $74,319 by 2030, with an estimated annual tax burden around $1,581. 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% | $53.80 | $53.80 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $20.66 | $20.66 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $18.60 | $18.60 | Paid |
| U6M Travis County MUD # 21 | 0.3650% | 0.3650% | 0.3650% | 0.3650% | 0.3750% | +0.0100% | $18.56 | $18.56 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $5.84 | $5.84 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $5.12 | $5.12 | Paid |
| Combined Rate | 2.7557% | 2.5875% | 2.3949% | 2.4229% | 2.4764% | +0.0536% | $122.58 | $122.58 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,293 | $6,691 | -35.8% |
| Assessed Value | $4,293 | $4,950 | -13.3% |
| Land Value | $4,293 | $6,691 | -35.8% |
| Improvement Value | — | — | — |
| Taxable Value | $4,293 | $4,950 | -13.3% |
| Total Tax 2026 = estimate |
~$106
Estimated
|
~$123
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,293 | $4,293 | +0 (+0.0%) |
| Taxable Value | $4,293 | $4,293 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,293 | $4,293 | — | — | $4,293 | $4,293 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $6,691 | $6,691 | — | −$1,741 | $4,950 | $4,950 | ~$123 | Partial |
| 2024 | $— | — | — | — | $4,125 | $— | $100 | Verified |
| 2023 | $— | — | — | — | $4,125 | $— | $99 | Verified |
| 2022 | $— | — | — | — | $4,125 | $— | $107 | Verified |
| 2021 | $975 | — | — | — | $975 | $— | $27 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -35.8% | -13.3% | ~100% | Not available | Partial |
| 2025 | +62.2% | +20.0% | 74.0% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 2.4200% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 2.3900% | 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): +586.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -35.8% | +275.2% | +79.9% | +586.3% | 2025 | -35.8% | 2026 |
| Assessment Ratio | 100.0% | 91.3% | — | 100.0% | 2021 | 74.0% | 2025 |
| Effective Tax Rate (2025) | 1.8300% | 1.8300% | — | 1.8300% | 2025 | 1.8300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$123 | $75 | ~$781 | $123 | 2025 | $27 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$10,830 | ~$10,830 | ~2.4066% | ~$261 | +61.9% |
| 2027 | ~$17,528 | ~$17,528 | ~2.3368% | ~$410 | +162.0% |
| 2028 | ~$28,370 | ~$28,370 | ~2.2670% | ~$643 | +324.0% |
| 2029 | ~$45,917 | ~$45,917 | ~2.1972% | ~$1,009 | +586.3% |
| 2030 | ~$74,319 | ~$74,319 | ~2.1274% | ~$1,581 | +1010.7% |
| 2026 | ~$10,696 | ~$10,696 | ~2.4764% | ~$265 | +59.9% |
| 2027 | ~$17,098 | ~$17,098 | ~2.4764% | ~$423 | +155.5% |
| 2028 | ~$27,331 | ~$27,331 | ~2.4764% | ~$677 | +308.5% |
| 2029 | ~$43,690 | ~$43,690 | ~2.4764% | ~$1,082 | +553.0% |
| 2030 | ~$69,839 | ~$69,839 | ~2.4764% | ~$1,730 | +943.8% |
| 2026 | ~$10,963 | ~$10,963 | ~2.3717% | ~$260 | +63.8% |
| 2027 | ~$17,964 | ~$17,964 | ~2.2670% | ~$407 | +168.5% |
| 2028 | ~$29,435 | ~$29,435 | ~2.1623% | ~$636 | +339.9% |
| 2029 | ~$48,229 | ~$48,229 | ~2.0576% | ~$992 | +620.8% |
| 2030 | ~$79,025 | ~$79,025 | ~1.9529% | ~$1,543 | +1081.1% |
In 2025, this property's market value of $6,691 places it in the bottom 25% for Land/Vacant properties in Travis County (35611 comparable) — -92% 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 | $6,691 | $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 | $975 | $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.