NORMANDY VIEW TX 78641
| Owner | AERNANDEZ LLC |
|---|---|
| Parcel ID | 0504500611 |
| Short ID | 899146 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 19,201 SF |
| Acres | 0.441 |
| Year Built | — |
| Legal | LOT 23 BLK F TRAVISSO PHS 2 SECS 2F, 2G, & 2H |
| Neighborhood | T4500 |
| Land | $401,517 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $401,517 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $401,517 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $401,517 |
| Value Limitation Adjustment (−) (homestead cap) | −$5,517 |
| Net Appraised (assessed) | $396,000 |
| Taxable Value | $396,000 |
|---|
Appreciation: Market value has risen +461.6% from $71,500 (2021) to $401,517 (2025), a CAGR of 53.9% 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 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 $9,807. Leander ISD is the largest single contributor, at 43.9% of the total 2025 levy.
Assessment Gap: Assessed value ($396,000) is $5,517 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 ($401,517 land vs $0 improvements), about $21/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 $401,517, this parcel sits in the top quartile (≥75th 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 +53.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,470,974 by 2030, with an estimated annual tax burden around $73,842. 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 708% 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% | $4,304.12 | $4,304.12 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $1,652.44 | $1,652.44 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,488.35 | $1,488.35 | Paid |
| U6M Travis County MUD # 21 | 0.3650% | 0.3650% | 0.3650% | 0.3650% | 0.3750% | +0.0100% | $1,485.00 | $1,485.00 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $467.37 | $467.37 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $409.46 | $409.46 | Paid |
| Combined Rate | 2.7557% | 2.5875% | 2.3949% | 2.4229% | 2.4764% | +0.0536% | $9,806.74 | $9,806.74 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $380,031 | $401,517 | -5.4% |
| Assessed Value | $380,031 | $396,000 | -4.0% |
| Land Value | $380,031 | $401,517 | -5.4% |
| Improvement Value | — | — | — |
| Taxable Value | $380,031 | $396,000 | -4.0% |
| Total Tax 2026 = estimate |
~$9,411
Estimated
|
~$9,807
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $380,031 | $380,031 | +0 (+0.0%) |
| Taxable Value | $380,031 | $380,031 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $380,031 | $380,031 | — | — | $380,031 | $380,031 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $401,517 | $401,517 | — | −$5,517 | $396,000 | $396,000 | ~$9,807 | Partial |
| 2024 | $— | — | — | — | $330,000 | $— | $7,996 | Verified |
| 2023 | $— | — | — | — | $577,500 | $— | $13,831 | Verified |
| 2022 | $— | — | — | — | $577,500 | $— | $14,943 | Verified |
| 2021 | $71,500 | — | — | — | $71,500 | $— | $1,970 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -5.4% | -4.0% | ~100% | Not available | Partial |
| 2025 | +21.7% | +20.0% | 98.6% | Not available | Partial |
| 2024 | -42.9% | -42.9% | ~100% | 2.4200% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 2.3900% | Verified |
| 2022 | +707.7% ! | +707.7% | ~100% | 2.5900% | Verified |
| 2021 | base year | — | ~100% | 2.7600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +461.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -5.4% | +228.1% | +55.7% | +461.6% | 2025 | -5.4% | 2026 |
| Assessment Ratio | 100.0% | 99.5% | — | 100.0% | 2021 | 98.6% | 2025 |
| Effective Tax Rate (2025) | 2.4400% | 2.4400% | — | 2.4400% | 2025 | 2.4400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$9,807 | $5,889 | ~$38,740 | $9,807 | 2025 | $1,970 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$618,092 | ~$618,092 | ~2.4066% | ~$14,875 | +53.9% |
| 2027 | ~$951,487 | ~$951,487 | ~2.3368% | ~$22,235 | +137.0% |
| 2028 | ~$1,464,712 | ~$1,464,712 | ~2.2670% | ~$33,205 | +264.8% |
| 2029 | ~$2,254,768 | ~$2,254,768 | ~2.1972% | ~$49,542 | +461.6% |
| 2030 | ~$3,470,974 | ~$3,470,974 | ~2.1274% | ~$73,842 | +764.5% |
| 2026 | ~$610,062 | ~$610,062 | ~2.4764% | ~$15,108 | +51.9% |
| 2027 | ~$926,924 | ~$926,924 | ~2.4764% | ~$22,955 | +130.9% |
| 2028 | ~$1,408,362 | ~$1,408,362 | ~2.4764% | ~$34,877 | +250.8% |
| 2029 | ~$2,139,855 | ~$2,139,855 | ~2.4764% | ~$52,992 | +432.9% |
| 2030 | ~$3,251,280 | ~$3,251,280 | ~2.4764% | ~$80,516 | +709.7% |
| 2026 | ~$626,123 | ~$626,123 | ~2.3717% | ~$14,850 | +55.9% |
| 2027 | ~$976,371 | ~$976,371 | ~2.2670% | ~$22,135 | +143.2% |
| 2028 | ~$1,522,547 | ~$1,522,547 | ~2.1623% | ~$32,922 | +279.2% |
| 2029 | ~$2,374,248 | ~$2,374,248 | ~2.0576% | ~$48,853 | +491.3% |
| 2030 | ~$3,702,386 | ~$3,702,386 | ~1.9529% | ~$72,304 | +822.1% |
In 2025, this property's market value of $401,517 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 5× 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 | $401,517 | $24,862 | $85,028 | $363,420 | ↑ Top 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 | $71,500 | $6,000 | $14,480 | $80,000 | ↑ Above median | 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.