PORT BARI CT TX 78641
| Owner | BOUCAUD JOELLE AND DEXTER |
|---|---|
| Parcel ID | 0504530803 |
| Short ID | 913586 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 4,899 SF |
| Land SF | 19,495 SF |
| Acres | 0.448 |
| Year Built | 2020 |
| Legal | LOT 11 BLK D TRAVISSO PHS 3 SEC 1 & 3 |
| Neighborhood | T4500 |
| Land | $506,945 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $506,945 |
| Improvement | $736,081 |
|---|---|
| Total Improvement | $736,081 |
| Market | $1,243,026 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,243,026 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,243,026 |
| Exemptions (−) (HS) | −$248,605 |
|---|---|
| Taxable Value | $994,421 |
| Total Due | $20,601.94 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has risen +1638.5% from $71,500 (2021) to $1,243,026 (2025), a CAGR of 104.2% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2022→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 $24,626. Leander ISD is the largest single contributor, at 42.9% 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 41% of market value ($506,945 land vs $736,081 improvements), about $26/SF of land. Most value sits in the improvements, so building condition, age (~6 yrs), and rent roll drive the underwriting.
Forward Outlook: Holding the +104.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $44,126,342 by 2030, with an estimated annual tax burden around $42,589. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $20,601.94 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 4,899 SF | ✗ |
| 1ST | 1st Floor | 3,105 SF | ✓ |
| 2ND | 2nd Floor | 1,794 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 684 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 494 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| Travis County | 0.3444% | 0.3758% | +312 |
| Travis County MUD # 21 | 0.3650% | 0.3750% | +124 |
| Travis Central Health | 0.1080% | 0.1180% | +100 |
| Austin Community College | 0.1013% | 0.1034% | +26 |
| Leander ISD | 1.0869% | 1.0869% | +0 |
| City of Leander | 0.4173% | 0.4173% | +0 |
Market value changed by 719% 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% | $11,988.79 | $4,103.99 | $7,884.80 |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $5,135.06 | $1,757.81 | $3,377.25 |
| U6M Travis County MUD # 21 | 0.3650% | 0.3650% | 0.3650% | 0.3650% | 0.3750% | +0.0100% | $4,661.35 | $1,595.66 | $3,065.69 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,737.48 | $1,279.39 | $2,458.09 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,272.44 | $435.57 | $836.87 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,173.65 | $401.76 | $771.89 |
| Combined Rate | 2.7557% | 2.5875% | 2.3949% | 2.4229% | 2.4764% | +0.0536% | $27,968.77 | $9,574.18 | $18,394.59 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,206,018 | $1,243,026 | -3.0% |
| Assessed Value | $1,206,018 | $1,243,026 | -3.0% |
| Land Value | $464,850 | $506,945 | -8.3% |
| Improvement Value | $741,168 | $736,081 | +0.7% |
| Taxable Value | $964,814 | $994,421 | -3.0% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$23,893
Estimated
|
$27,969 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,206,018 | $1,206,018 | +0 (+0.0%) |
| Taxable Value | $964,814 | $964,814 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,206,018 | $464,850 | $741,168 | — | $1,206,018 | $964,814 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,243,026 | $506,945 | $736,081 | — | $1,243,026 | $994,421 | $27,969 | Verified |
| 2024 | $1,801,591 | — | — | −$1,389,091 | $412,500 | $— | $25,533 | Verified |
| 2023 | $1,594,421 | — | — | −$604,421 | $990,000 | $— | $37,951 | Verified |
| 2022 | $194,767 | — | — | — | $990,000 ! | $— | $40,754 | Verified |
| 2021 | $71,500 | — | — | −$14,300 | $57,200 | $— | $4,436 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -3.0% | -3.0% | ~100% | Not available | Partial |
| 2025 | +0.6% | +8.7% | ~100% | 2.2500% | Verified |
| 2024 | -31.4% | -30.9% | 92.6% | 2.0700% | Verified |
| 2023 | +13.0% | +3.8% | 91.9% | 2.1100% | Verified |
| 2022 | +718.6% ! | +718.6% | ~100% | 2.5600% | Verified |
| 2021 | base year | — | ~100% | 6.2000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +538.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -3.0% | +174.0% | +105.4% | +718.6% | 2023 | -31.0% | 2025 |
| Assessment Ratio | 100.0% | 145.5% | — | 508.3% | 2022 | 22.9% | 2024 |
| Effective Tax Rate (2025) | 2.2500% | 2.2500% | — | 2.2500% | 2025 | 2.2500% | 2025 |
| Tax Amount | $27,969 | $27,329 | ~$37,628 | $40,754 | 2022 | $4,436 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,538,188 | ~$1,367,329 | ~2.4066% | ~$32,907 | +104.2% |
| 2027 | ~$5,182,834 | ~$1,504,061 | ~2.3368% | ~$35,147 | +317.0% |
| 2028 | ~$10,583,050 | ~$1,654,468 | ~2.2670% | ~$37,507 | +751.4% |
| 2029 | ~$21,609,981 | ~$1,819,914 | ~2.1972% | ~$39,988 | +1638.5% |
| 2030 | ~$44,126,342 | ~$2,001,906 | ~2.1274% | ~$42,589 | +3449.9% |
| 2026 | ~$2,513,327 | ~$1,367,329 | ~2.4764% | ~$33,861 | +102.2% |
| 2027 | ~$5,081,804 | ~$1,504,061 | ~2.4764% | ~$37,247 | +308.8% |
| 2028 | ~$10,275,116 | ~$1,654,468 | ~2.4764% | ~$40,972 | +726.6% |
| 2029 | ~$20,775,695 | ~$1,819,914 | ~2.4764% | ~$45,069 | +1571.4% |
| 2030 | ~$42,007,263 | ~$2,001,906 | ~2.4764% | ~$49,576 | +3279.4% |
| 2026 | ~$2,563,048 | ~$1,367,329 | ~2.3717% | ~$32,429 | +106.2% |
| 2027 | ~$5,284,859 | ~$1,504,061 | ~2.2670% | ~$34,097 | +325.2% |
| 2028 | ~$10,897,076 | ~$1,654,468 | ~2.1623% | ~$35,775 | +776.7% |
| 2029 | ~$22,469,145 | ~$1,819,914 | ~2.0576% | ~$37,447 | +1707.6% |
| 2030 | ~$46,330,089 | ~$2,001,906 | ~1.9529% | ~$39,095 | +3627.2% |
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.