PORT BARI DR TX 78641
| Owner | TORRES RUBEN & SYLVIA M |
|---|---|
| Parcel ID | 0504550225 |
| Short ID | 913518 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 3,658 SF |
| Land SF | 10,111 SF |
| Acres | 0.232 |
| Year Built | 2021 |
| Legal | LOT 10 BLK A TRAVISSO PHS 3 SEC 1 & 3 |
| Neighborhood | T4500 |
| Land | $297,668 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $297,668 |
| Improvement | $445,326 |
|---|---|
| Total Improvement | $445,326 |
| Market | $742,994 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $742,994 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $742,994 |
| Exemptions (−) (HS,OV65) | −$291,819 |
|---|---|
| Taxable Value | $451,175 |
Appreciation: Market value has risen +1328.8% from $52,000 (2021) to $742,994 (2025), a CAGR of 94.4% 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 $11,173. Leander ISD is the largest single contributor, at 40.4% 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 40% of market value ($297,668 land vs $445,326 improvements), about $29/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Forward Outlook: Holding the +94.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $20,640,146 by 2030, with an estimated annual tax burden around $25,457. 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 | 3,658 SF | ✗ |
| 1ST | 1st Floor | 2,862 SF | ✓ |
| 2ND | 2nd Floor | 796 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 678 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 255 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 978% 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% | $5,869.19 | $5,869.19 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $3,027.65 | $3,027.65 | Paid |
| U6M Travis County MUD # 21 | 0.3650% | 0.3650% | 0.3650% | 0.3650% | 0.3750% | +0.0100% | $2,786.23 | $2,786.23 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,695.72 | $1,695.72 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $683.02 | $683.02 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $482.94 | $482.94 | Paid |
| Combined Rate | 2.7557% | 2.5875% | 2.3949% | 2.4229% | 2.4764% | +0.0536% | $14,544.75 | $14,544.75 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $700,893 | $742,994 | -5.7% |
| Assessed Value | $700,893 | $742,994 | -5.7% |
| Land Value | $216,486 | $297,668 | -27.3% |
| Improvement Value | $484,407 | $445,326 | +8.8% |
| Taxable Value | $415,445 | $451,175 | -7.9% |
| Exemptions | HS,OV65 | HS,OV65 | |
| Total Tax 2026 = estimate |
~$10,288
Estimated
|
~$14,545
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $815,276 | $700,893 | -114,383 (-14.0%) |
| Taxable Value | $509,001 | $415,445 | -93,556 (-18.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $700,893 | $216,486 | $484,407 | — | $700,893 | $415,445 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $742,994 | $297,668 | $445,326 | — | $742,994 | $451,175 | ~$14,545 | Partial |
| 2024 | $852,747 | — | — | −$577,747 | $275,000 | $— | $15,989 | Verified |
| 2023 | $700,966 | — | — | −$425,966 | $275,000 | $— | $16,293 | Verified |
| 2022 | $— | — | — | — | $275,000 | $— | $17,246 | Verified |
| 2021 | $52,000 | — | — | — | $52,000 | $— | $1,480 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +9.7% | +9.7% | ~100% | Not available | Partial |
| 2025 | -3.0% | -3.0% | ~100% | Not available | Partial |
| 2024 | -10.2% | +3.0% | ~100% | 2.0900% | Verified |
| 2023 | +21.7% | +6.1% | 87.2% | 1.9100% | Verified |
| 2022 | +978.4% ! | +978.4% | ~100% | 2.4600% | Verified |
| 2021 | base year | — | ~100% | 2.8500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1043.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -5.7% | +312.8% | +96.8% | +1248.0% | 2023 | -12.9% | 2025 |
| Assessment Ratio | 100.0% | 74.3% | — | 100.0% | 2021 | 32.2% | 2024 |
| Effective Tax Rate (2025) | 1.9600% | 1.9600% | — | 1.9600% | 2025 | 1.9600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$14,545 | $12,077 | ~$22,491 | $16,293 | 2023 | $1,480 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,444,544 | ~$817,293 | ~2.4066% | ~$19,669 | +94.4% |
| 2027 | ~$2,808,512 | ~$899,023 | ~2.3368% | ~$21,009 | +278.0% |
| 2028 | ~$5,460,366 | ~$988,925 | ~2.2670% | ~$22,419 | +634.9% |
| 2029 | ~$10,616,155 | ~$1,087,818 | ~2.1972% | ~$23,902 | +1328.8% |
| 2030 | ~$20,640,146 | ~$1,196,599 | ~2.1274% | ~$25,457 | +2678.0% |
| 2026 | ~$1,429,684 | ~$817,293 | ~2.4764% | ~$20,240 | +92.4% |
| 2027 | ~$2,751,027 | ~$899,023 | ~2.4764% | ~$22,264 | +270.3% |
| 2028 | ~$5,293,583 | ~$988,925 | ~2.4764% | ~$24,490 | +612.5% |
| 2029 | ~$10,186,020 | ~$1,087,818 | ~2.4764% | ~$26,939 | +1270.9% |
| 2030 | ~$19,600,148 | ~$1,196,599 | ~2.4764% | ~$29,633 | +2538.0% |
| 2026 | ~$1,459,404 | ~$817,293 | ~2.3717% | ~$19,384 | +96.4% |
| 2027 | ~$2,866,591 | ~$899,023 | ~2.2670% | ~$20,381 | +285.8% |
| 2028 | ~$5,630,616 | ~$988,925 | ~2.1623% | ~$21,384 | +657.8% |
| 2029 | ~$11,059,772 | ~$1,087,818 | ~2.0576% | ~$22,383 | +1388.5% |
| 2030 | ~$21,723,829 | ~$1,196,599 | ~1.9529% | ~$23,368 | +2823.8% |
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.