NORMANDY VIEW TX 78641
| Owner | ABRAHAM & SONS TRADING COMPANY REVOCABLE |
|---|---|
| Parcel ID | 0504500609 |
| Short ID | 899144 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 5,286 SF |
| Land SF | 23,745 SF |
| Acres | 0.545 |
| Year Built | 2021 |
| Legal | LOT 21 BLK F TRAVISSO PHS 2 SECS 2F, 2G, & 2H |
| Neighborhood | T4500 |
| Land | $463,988 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $463,988 |
| Improvement | $823,553 |
|---|---|
| Total Improvement | $823,553 |
| Market | $1,287,541 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,287,541 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,287,541 |
| Taxable Value | $1,287,541 |
|---|
| Total Due | $36,581.86 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has risen +1963.4% from $62,400 (2021) to $1,287,541 (2025), a CAGR of 113.1% 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 2.4764% in 2025 (+0.0536% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $31,885. Leander ISD is the largest single contributor, at 43.9% 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 36% of market value ($463,988 land vs $823,553 improvements), about $20/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 +113.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $56,621,538 by 2030, with an estimated annual tax burden around $44,114. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $36,581.86 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
10 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 5,286 SF | ✗ |
| 1ST | 1st Floor | 3,356 SF | ✓ |
| 2ND | 2nd Floor | 1,930 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 998 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 624 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 133 SF | ✗ |
| 251 | BATHROOM | 7 SF | ✓ |
| 252 | BEDROOMS | 5 SF | ✓ |
| 250 | HALF BATHROOM | 2 SF | ✓ |
| 522 | FIREPLACE | 2 SF | ✓ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| Travis County | 0.3444% | 0.3758% | +404 |
| Travis Central Health | 0.1080% | 0.1180% | +129 |
| Travis County MUD # 21 | 0.3650% | 0.3750% | +129 |
| Austin Community College | 0.1013% | 0.1034% | +27 |
| Leander ISD | 1.0869% | 1.0869% | +0 |
| City of Leander | 0.4173% | 0.4173% | +0 |
Market value changed by 1557% 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% | $13,994.28 | $32.92 | $13,961.36 |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $5,372.68 | $12.64 | $5,360.04 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,839.16 | $11.38 | $4,827.78 |
| U6M Travis County MUD # 21 | 0.3650% | 0.3650% | 0.3650% | 0.3650% | 0.3750% | +0.0100% | $4,828.28 | $11.36 | $4,816.92 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,519.59 | $3.57 | $1,516.02 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,331.32 | $3.13 | $1,328.19 |
| Combined Rate | 2.7557% | 2.5875% | 2.3949% | 2.4229% | 2.4764% | +0.0536% | $31,885.31 | $75.00 | $31,810.31 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,247,173 | $1,287,541 | -3.1% |
| Assessed Value | $1,247,173 | $1,287,541 | -3.1% |
| Land Value | $418,723 | $463,988 | -9.8% |
| Improvement Value | $828,450 | $823,553 | +0.6% |
| Taxable Value | $1,247,173 | $1,287,541 | -3.1% |
| Total Tax 2026 = estimate |
~$30,886
Estimated
|
$31,885 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,247,173 | $1,247,173 | +0 (+0.0%) |
| Taxable Value | $1,247,173 | $1,247,173 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,247,173 | $418,723 | $828,450 | — | $1,247,173 | $1,247,173 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,287,541 | $463,988 | $823,553 | — | $1,287,541 | $1,287,541 | $31,885 | Verified |
| 2024 | $1,529,799 | — | — | −$1,172,299 | $357,500 | $— | $30,976 | Verified |
| 2023 | $1,292,262 | — | — | −$666,637 | $625,625 | $— | $36,638 | Verified |
| 2022 | $— | — | — | — | $625,625 | $— | $33,438 | Verified |
| 2021 | $62,400 | — | — | — | $62,400 | $— | $1,776 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -3.1% | -3.1% | ~100% | Not available | Partial |
| 2025 | +0.7% | +0.7% | ~100% | 2.4800% | Verified |
| 2024 | -16.4% | -16.4% | ~100% | 2.4200% | Verified |
| 2023 | +18.4% | +18.4% | ~100% | 2.3900% | Verified |
| 2022 | +1556.7% ! | +1556.7% | ~100% | 2.5900% | Verified |
| 2021 | base year | — | ~100% | 2.8500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1550.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -3.1% | +492.6% | +114.5% | +1970.9% | 2023 | -15.8% | 2025 |
| Assessment Ratio | 100.0% | 74.4% | — | 100.0% | 2021 | 23.4% | 2024 |
| Effective Tax Rate (2025) | 2.4800% | 2.4800% | — | 2.4800% | 2025 | 2.4800% | 2025 |
| Tax Amount | $31,885 | $25,319 | ~$38,975 | $36,638 | 2023 | $1,776 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,744,133 | ~$1,416,295 | ~2.4066% | ~$34,085 | +113.1% |
| 2027 | ~$5,848,565 | ~$1,557,925 | ~2.3368% | ~$36,406 | +354.2% |
| 2028 | ~$12,465,033 | ~$1,713,717 | ~2.2670% | ~$38,850 | +868.1% |
| 2029 | ~$26,566,696 | ~$1,885,089 | ~2.1972% | ~$41,420 | +1963.4% |
| 2030 | ~$56,621,538 | ~$2,073,598 | ~2.1274% | ~$44,114 | +4297.6% |
| 2026 | ~$2,718,382 | ~$1,416,295 | ~2.4764% | ~$35,074 | +111.1% |
| 2027 | ~$5,739,314 | ~$1,557,925 | ~2.4764% | ~$38,581 | +345.8% |
| 2028 | ~$12,117,402 | ~$1,713,717 | ~2.4764% | ~$42,439 | +841.1% |
| 2029 | ~$25,583,442 | ~$1,885,089 | ~2.4764% | ~$46,683 | +1887.0% |
| 2030 | ~$54,014,263 | ~$2,073,598 | ~2.4764% | ~$51,352 | +4095.1% |
| 2026 | ~$2,769,884 | ~$1,416,295 | ~2.3717% | ~$33,591 | +115.1% |
| 2027 | ~$5,958,845 | ~$1,557,925 | ~2.2670% | ~$35,319 | +362.8% |
| 2028 | ~$12,819,250 | ~$1,713,717 | ~2.1623% | ~$37,056 | +895.6% |
| 2029 | ~$27,578,023 | ~$1,885,089 | ~2.0576% | ~$38,788 | +2041.9% |
| 2030 | ~$59,328,538 | ~$2,073,598 | ~1.9529% | ~$40,495 | +4507.9% |
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.