NORMANDY VIEW 78641
| Owner | TOLL AUSTIN TX II LLC |
|---|---|
| Parcel ID | 0504500705 |
| Short ID | 986101 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 48,525 SF |
| Acres | 1.114 |
| Year Built | — |
| Legal | TRAVISSO PHS 3 SEC 10 BLK Z LOT 64 |
| Neighborhood | T4500 |
| Land | $343,809 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $343,809 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $343,809 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $343,809 |
| Value Limitation Adjustment (−) (homestead cap) | −$79,809 |
| Net Appraised (assessed) | $264,000 |
| Taxable Value | $264,000 |
|---|
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 $6,538. Leander ISD is the largest single contributor, at 43.9% of the total 2025 levy.
Assessment Gap: Assessed value ($264,000) is $79,809 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 ($343,809 land vs $0 improvements), about $7/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 $343,809, this parcel sits in the upper-middle (50th–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.
No delinquent taxes on record.
Market value changed by 380% in 2026, 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% | $2,869.42 | $2,869.42 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $1,101.62 | $1,101.62 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $992.23 | $992.23 | Paid |
| U6M Travis County MUD # 21 | 0.3650% | 0.3650% | 0.3650% | 0.3650% | 0.3750% | +0.0100% | $990.00 | $990.00 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $311.58 | $311.58 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $272.98 | $272.98 | Paid |
| Combined Rate | 2.7557% | 2.5875% | 2.3949% | 2.4229% | 2.4764% | +0.0536% | $6,537.83 | $6,537.83 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,651,272 | $343,809 | +380.3% |
| Assessed Value | $1,651,272 | $264,000 | +525.5% |
| Land Value | $550,000 | $343,809 | +60.0% |
| Improvement Value | $1,101,272 | — | — |
| Taxable Value | $1,321,018 | $264,000 | +400.4% |
| Exemptions | HS | None | |
| Total Tax 2026 = estimate |
~$32,714
Estimated
|
~$6,538
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,651,272 | $1,651,272 | +0 (+0.0%) |
| Taxable Value | $1,651,272 | $1,321,018 | -330,254 (-20.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,651,272 | $550,000 | $1,101,272 | — | $1,651,272 | $1,321,018 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $343,809 | $343,809 | — | −$79,809 | $264,000 | $264,000 | ~$6,538 | Partial |
| 2024 | $— | — | — | — | $220,000 | $— | $5,330 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +380.3% ! | +525.5% | ~100% | Not available | Partial |
| 2025 | +56.3% | +20.0% | 76.8% | Not available | Partial |
| 2024 | base year | — | ~100% | 2.4200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +56.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +380.3% | +380.3% | — | +380.3% | 2026 | +380.3% | 2026 |
| Assessment Ratio | 100.0% | 88.4% | — | 100.0% | 2026 | 76.8% | 2025 |
| Effective Tax Rate (2025) | 1.9000% | 1.9000% | — | 1.9000% | 2025 | 1.9000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,538 | $6,538 | — | $6,538 | 2025 | $6,538 | 2025 |
In 2025, this property's market value of $343,809 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — 4× 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 | $343,809 | $24,862 | $85,028 | $363,420 | ↑ Above median | +2.1% |
| 2024 | — | $23,000 | $66,000 | $330,000 | — | +0.0% |
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.