MURANO LN TX 78641
| Owner | CHEATUM MELVIN & PHYLLIS |
|---|---|
| Parcel ID | 0504550124 |
| Short ID | 913493 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 4,993 SF |
| Land SF | 37,050 SF |
| Acres | 0.851 |
| Year Built | 2021 |
| Legal | LOT 2 BLK D TRAVISSO PHS 3 SEC 1 & 3 |
| Neighborhood | T4500 |
| Land | $808,672 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $808,672 |
| Improvement | $580,520 |
|---|---|
| Total Improvement | $580,520 |
| Market | $1,389,192 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,389,192 |
| Value Limitation Adjustment (−) (homestead cap) | −$325,205 |
| Net Appraised (assessed) | $1,063,987 |
| Exemptions (−) (HS) | −$212,797 |
|---|---|
| Taxable Value | $851,190 |
Appreciation: Market value has risen +1324.8% from $97,500 (2021) to $1,389,192 (2025), a CAGR of 94.3% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump.
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 $21,079. Leander ISD is the largest single contributor, at 42.3% of the total 2025 levy.
Assessment Gap: Assessed value ($1,063,987) is $325,205 below market value, suggesting potential for an upward assessment in future years.
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 58% of market value ($808,672 land vs $580,520 improvements), about $22/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Forward Outlook: Holding the +94.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $38,455,578 by 2030, with an estimated annual tax burden around $36,455. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 4,993 SF | ✗ |
| 1ST | 1st Floor | 3,548 SF | ✓ |
| 2ND | 2nd Floor | 1,445 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 709 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 590 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 1373% 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% | $10,042.81 | $10,042.81 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $4,395.43 | $4,395.43 | Paid |
| U6M Travis County MUD # 21 | 0.3650% | 0.3650% | 0.3650% | 0.3650% | 0.3750% | +0.0100% | $3,989.95 | $3,989.95 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,199.16 | $3,199.16 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,089.16 | $1,089.16 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,004.60 | $1,004.60 | Paid |
| Combined Rate | 2.7557% | 2.5875% | 2.3949% | 2.4229% | 2.4764% | +0.0536% | $23,721.11 | $23,721.11 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,199,796 | $1,389,192 | -13.6% |
| Assessed Value | $1,170,386 | $1,063,987 | +10.0% |
| Land Value | $624,600 | $808,672 | -22.8% |
| Improvement Value | $575,196 | $580,520 | -0.9% |
| Taxable Value | $936,309 | $851,190 | +10.0% |
| Exemptions | HS | HS | |
| HS Cap Loss | -$29,410 | — | |
| Total Tax 2026 = estimate |
~$23,187
Estimated
|
~$23,721
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,395,599 | $1,199,796 | -195,803 (-14.0%) |
| Taxable Value | $936,309 | $936,309 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,199,796 | $624,600 | $575,196 | −$29,410 | $1,170,386 | $936,309 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,389,192 | $808,672 | $580,520 | −$325,205 | $1,063,987 | $851,190 | ~$23,721 | Partial |
| 2024 | $1,499,383 | — | — | −$983,758 | $515,625 | $— | $21,423 | Verified |
| 2023 | $799,389 | — | — | — | $825,000 ! | $— | $26,067 | Verified |
| 2022 | $— | — | — | — | $825,000 | $— | $26,382 | Verified |
| 2021 | $97,500 | — | — | −$19,500 | $78,000 | $— | $2,221 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.5% | +10.0% | 83.9% | Not available | Partial |
| 2025 | +12.7% | +10.0% | 76.6% | Not available | Partial |
| 2024 | -17.8% | -35.5% | 78.4% | 1.7400% | Verified |
| 2023 | +4.4% | +4.4% | ~100% | 1.7400% | Verified |
| 2022 | +1373.1% ! | +1373.1% | ~100% | 1.8400% | Verified |
| 2021 | base year | — | ~100% | 2.2800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1324.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -13.6% | +196.7% | +100.4% | +719.9% | 2023 | -13.6% | 2026 |
| Assessment Ratio | 97.5% | 78.3% | — | 103.2% | 2023 | 34.4% | 2024 |
| Effective Tax Rate (2025) | 1.7100% | 1.7100% | — | 1.7100% | 2025 | 1.7100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$23,721 | $18,358 | ~$32,208 | $26,067 | 2023 | $2,221 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,698,993 | ~$1,170,386 | ~2.4066% | ~$28,167 | +94.3% |
| 2027 | ~$5,243,739 | ~$1,287,424 | ~2.3368% | ~$30,085 | +277.5% |
| 2028 | ~$10,187,802 | ~$1,416,167 | ~2.2670% | ~$32,105 | +633.4% |
| 2029 | ~$19,793,379 | ~$1,557,783 | ~2.1972% | ~$34,228 | +1324.8% |
| 2030 | ~$38,455,578 | ~$1,713,562 | ~2.1274% | ~$36,455 | +2668.2% |
| 2026 | ~$2,671,209 | ~$1,170,386 | ~2.4764% | ~$28,984 | +92.3% |
| 2027 | ~$5,136,335 | ~$1,287,424 | ~2.4764% | ~$31,882 | +269.7% |
| 2028 | ~$9,876,406 | ~$1,416,167 | ~2.4764% | ~$35,071 | +610.9% |
| 2029 | ~$18,990,853 | ~$1,557,783 | ~2.4764% | ~$38,578 | +1267.0% |
| 2030 | ~$36,516,574 | ~$1,713,562 | ~2.4764% | ~$42,436 | +2528.6% |
| 2026 | ~$2,726,776 | ~$1,170,386 | ~2.3717% | ~$27,759 | +96.3% |
| 2027 | ~$5,352,255 | ~$1,287,424 | ~2.2670% | ~$29,186 | +285.3% |
| 2028 | ~$10,505,677 | ~$1,416,167 | ~2.1623% | ~$30,622 | +656.2% |
| 2029 | ~$20,621,074 | ~$1,557,783 | ~2.0576% | ~$32,053 | +1384.4% |
| 2030 | ~$40,476,089 | ~$1,713,562 | ~1.9529% | ~$33,464 | +2813.6% |
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.