1816 MURANO LN TX 78641
| Owner | PATEL ANAND N & TRISHA DAYARAM |
|---|---|
| Parcel ID | 0504550122 |
| Short ID | 913491 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 4,781 SF |
| Land SF | 13,628 SF |
| Acres | 0.313 |
| Year Built | 2019 |
| Legal | LOT 4 BLK D TRAVISSO PHS 3 SEC 1 & 3 |
| Neighborhood | T4500 |
| Land | $396,779 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $396,779 |
| Improvement | $687,396 |
|---|---|
| Total Improvement | $687,396 |
| Market | $1,084,175 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,084,175 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,084,175 |
| Exemptions (−) (HS) | −$216,835 |
|---|---|
| Taxable Value | $867,340 |
Appreciation: Market value has risen +54.7% from $700,661 (2021) to $1,084,175 (2025), a CAGR of 11.5% 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 $21,479. Leander ISD is the largest single contributor, at 42.4% 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 37% of market value ($396,779 land vs $687,396 improvements), about $29/SF of land. Most value sits in the improvements, so building condition, age (~7 yrs), and rent roll drive the underwriting.
Forward Outlook: Holding the +11.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,871,064 by 2030, with an estimated annual tax burden around $37,146. 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.
11 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 4,781 SF | ✗ |
| 1ST | 1st Floor | 2,996 SF | ✓ |
| 2ND | 2nd Floor | 1,785 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 758 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 290 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 240 SF | ✗ |
| 612 | TERRACE UNCOVERD | 208 SF | ✗ |
| 252 | BEDROOMS | 5 SF | ✓ |
| 251 | BATHROOM | 4 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| 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% | $10,262.24 | $10,262.24 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $4,478.83 | $4,478.83 | Paid |
| U6M Travis County MUD # 21 | 0.3650% | 0.3650% | 0.3650% | 0.3650% | 0.3750% | +0.0100% | $4,065.66 | $4,065.66 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,259.85 | $3,259.85 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,109.83 | $1,109.83 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,023.66 | $1,023.66 | Paid |
| Combined Rate | 2.7557% | 2.5875% | 2.3949% | 2.4229% | 2.4764% | +0.0536% | $24,200.07 | $24,200.07 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $995,000 | $1,084,175 | -8.2% |
| Assessed Value | $995,000 | $1,084,175 | -8.2% |
| Land Value | $346,280 | $396,779 | -12.7% |
| Improvement Value | $648,720 | $687,396 | -5.6% |
| Taxable Value | $796,000 | $867,340 | -8.2% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$19,713
Estimated
|
~$24,200
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $995,000 | $995,000 | +0 (+0.0%) |
| Taxable Value | $796,000 | $796,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $995,000 | $346,280 | $648,720 | — | $995,000 | $796,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,084,175 | $396,779 | $687,396 | — | $1,084,175 | $867,340 | ~$24,200 | Partial |
| 2024 | $1,319,825 | — | — | −$941,700 | $378,125 | $— | $23,193 | Verified |
| 2023 | $1,200,157 | — | — | −$595,157 | $605,000 | $— | $20,788 | Verified |
| 2022 | $— | — | — | — | $484,000 | $— | $17,356 | Verified |
| 2021 | $700,661 | — | — | −$648,661 | $52,000 | $— | $17,227 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -8.2% | -8.2% | ~100% | Not available | Partial |
| 2025 | -3.9% | +3.9% | ~100% | Not available | Partial |
| 2024 | -14.5% | +10.0% | 92.4% | 2.0600% | Verified |
| 2023 | +37.5% | +37.5% | 71.9% | 1.5800% | Verified |
| 2022 | +22.5% | -12.0% | 71.8% | 1.8100% | Verified |
| 2021 | base year | — | ~100% | 2.4600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +38.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -8.2% | +13.8% | +13.5% | +71.3% | 2023 | -17.9% | 2025 |
| Assessment Ratio | 100.0% | 57.3% | — | 100.0% | 2025 | 7.4% | 2021 |
| Effective Tax Rate (2025) | 2.2300% | 2.2300% | — | 2.2300% | 2025 | 2.2300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$24,200 | $21,352 | ~$32,819 | $24,200 | 2025 | $17,227 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,209,198 | ~$1,192,592 | ~2.4066% | ~$28,701 | +11.5% |
| 2027 | ~$1,348,637 | ~$1,311,852 | ~2.3368% | ~$30,656 | +24.4% |
| 2028 | ~$1,504,156 | ~$1,443,037 | ~2.2670% | ~$32,714 | +38.7% |
| 2029 | ~$1,677,609 | ~$1,587,341 | ~2.1972% | ~$34,877 | +54.7% |
| 2030 | ~$1,871,064 | ~$1,746,075 | ~2.1274% | ~$37,146 | +72.6% |
| 2026 | ~$1,187,514 | ~$1,187,514 | ~2.4764% | ~$29,408 | +9.5% |
| 2027 | ~$1,300,703 | ~$1,300,703 | ~2.4764% | ~$32,211 | +20.0% |
| 2028 | ~$1,424,680 | ~$1,424,680 | ~2.4764% | ~$35,281 | +31.4% |
| 2029 | ~$1,560,475 | ~$1,560,475 | ~2.4764% | ~$38,644 | +43.9% |
| 2030 | ~$1,709,213 | ~$1,709,213 | ~2.4764% | ~$42,328 | +57.7% |
| 2026 | ~$1,230,881 | ~$1,192,592 | ~2.3717% | ~$28,285 | +13.5% |
| 2027 | ~$1,397,439 | ~$1,311,852 | ~2.2670% | ~$29,740 | +28.9% |
| 2028 | ~$1,586,534 | ~$1,443,037 | ~2.1623% | ~$31,203 | +46.3% |
| 2029 | ~$1,801,217 | ~$1,587,341 | ~2.0576% | ~$32,661 | +66.1% |
| 2030 | ~$2,044,951 | ~$1,746,075 | ~1.9529% | ~$34,099 | +88.6% |
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.