VIA ROMA PASS TX 78641
| Owner | LOBO FAMILY LIVING TRUST |
|---|---|
| Parcel ID | 0504550708 |
| Short ID | 932196 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 6,193 SF |
| Land SF | 17,595 SF |
| Acres | 0.404 |
| Year Built | 2021 |
| Legal | LOT 7 BLK E TRAVISSO PHS 4 SEC 1-3 |
| Neighborhood | T4500 |
| Land | $379,431 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $379,431 |
| Improvement | $902,193 |
|---|---|
| Total Improvement | $902,193 |
| Market | $1,281,624 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,281,624 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,281,624 |
| Taxable Value | $1,281,624 |
|---|
Appreciation: Market value has risen +2140.6% from $57,200 (2021) to $1,281,624 (2025), a CAGR of 117.6% 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 2.5114% in 2025 (+0.0586% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $32,187. Leander ISD is the largest single contributor, at 43.3% 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 30% of market value ($379,431 land vs $902,193 improvements), about $22/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 +117.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $62,476,456 by 2030, with an estimated annual tax burden around $44,763. 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 | 6,193 SF | ✗ |
| 1ST | 1st Floor | 3,780 SF | ✓ |
| 2ND | 2nd Floor | 2,413 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 751 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 730 SF | ✓ |
| 252 | BEDROOMS | 6 SF | ✓ |
| 251 | BATHROOM | 5 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 1770% 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% | $13,929.97 | $13,929.97 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $5,347.99 | $5,347.99 | Paid |
| U7N Travis County MUD #19 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $5,254.66 | $5,254.66 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,816.92 | $4,816.92 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,512.61 | $1,512.61 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,325.20 | $1,325.20 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $32,187.35 | $32,187.35 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,184,535 | $1,281,624 | -7.6% |
| Assessed Value | $1,184,535 | $1,281,624 | -7.6% |
| Land Value | $275,950 | $379,431 | -27.3% |
| Improvement Value | $908,585 | $902,193 | +0.7% |
| Taxable Value | $1,184,535 | $1,281,624 | -7.6% |
| Total Tax 2026 = estimate |
~$29,749
Estimated
|
~$32,187
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,184,535 | $1,184,535 | +0 (+0.0%) |
| Taxable Value | $1,184,535 | $1,184,535 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,184,535 | $275,950 | $908,585 | — | $1,184,535 | $1,184,535 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,281,624 | $379,431 | $902,193 | — | $1,281,624 | $1,281,624 | ~$32,187 | Partial |
| 2024 | $1,333,314 | — | — | −$1,003,314 | $330,000 | $— | $32,836 | Verified |
| 2023 | $1,069,731 | — | — | −$805,731 | $264,000 | $— | $30,992 | Verified |
| 2022 | $— | — | — | — | $264,000 | $— | $26,534 | Verified |
| 2021 | $57,200 | — | — | −$11,440 | $45,760 | $— | $1,320 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -7.6% | -7.6% | ~100% | Not available | Partial |
| 2025 | -4.3% | -4.3% | ~100% | Not available | Partial |
| 2024 | +0.4% | +5.6% | ~100% | 2.4500% | Verified |
| 2023 | +24.6% | +26.3% | 95.0% | 2.3200% | Verified |
| 2022 | +1770.2% ! | +1654.8% | 93.8% | 2.4800% | Verified |
| 2021 | base year | — | ~100% | 2.3100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +2140.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -7.6% | +445.8% | +121.1% | +1770.2% | 2023 | -7.6% | 2026 |
| Assessment Ratio | 100.0% | 65.9% | — | 100.0% | 2025 | 24.7% | 2023 |
| Effective Tax Rate (2025) | 2.5100% | 2.5100% | — | 2.5100% | 2025 | 2.5100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$32,187 | $24,334 | ~$39,467 | $32,836 | 2024 | $1,320 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,788,379 | ~$1,409,786 | ~2.4429% | ~$34,440 | +117.6% |
| 2027 | ~$6,066,566 | ~$1,550,765 | ~2.3743% | ~$36,820 | +373.3% |
| 2028 | ~$13,198,789 | ~$1,705,842 | ~2.3058% | ~$39,333 | +929.8% |
| 2029 | ~$28,716,085 | ~$1,876,426 | ~2.2372% | ~$41,980 | +2140.6% |
| 2030 | ~$62,476,456 | ~$2,064,068 | ~2.1687% | ~$44,763 | +4774.8% |
| 2026 | ~$2,762,746 | ~$1,409,786 | ~2.5114% | ~$35,406 | +115.6% |
| 2027 | ~$5,955,544 | ~$1,550,765 | ~2.5114% | ~$38,947 | +364.7% |
| 2028 | ~$12,838,131 | ~$1,705,842 | ~2.5114% | ~$42,841 | +901.7% |
| 2029 | ~$27,674,653 | ~$1,876,426 | ~2.5114% | ~$47,126 | +2059.3% |
| 2030 | ~$59,657,159 | ~$2,064,068 | ~2.5114% | ~$51,838 | +4554.8% |
| 2026 | ~$2,814,011 | ~$1,409,786 | ~2.4086% | ~$33,956 | +119.6% |
| 2027 | ~$6,178,614 | ~$1,550,765 | ~2.3058% | ~$35,757 | +382.1% |
| 2028 | ~$13,566,139 | ~$1,705,842 | ~2.2029% | ~$37,579 | +958.5% |
| 2029 | ~$29,786,638 | ~$1,876,426 | ~2.1001% | ~$39,407 | +2224.1% |
| 2030 | ~$65,401,347 | ~$2,064,068 | ~1.9973% | ~$41,225 | +5003.0% |
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.