FICUZZA WAY TX 78641
| Owner | TOLL AUSTIN TX II LLC |
|---|---|
| Parcel ID | 0508530201 |
| Short ID | 891450 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 8,325 SF |
| Acres | 0.191 |
| Year Built | — |
| Legal | LOT 16 BLK P TRAVISSO PHS 2 SECS 2C, 2D & 2E |
| Neighborhood | T4500 |
| Land | $293,099 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $293,099 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $234,479 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $234,479 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $234,479 |
| Taxable Value | $234,479 |
|---|
Appreciation: Market value has risen +350.9% from $52,000 (2021) to $234,479 (2025), a CAGR of 45.7% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2025→2026), 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 $5,807. Leander ISD is the largest single contributor, at 42.3% 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 125% of market value ($293,099 land vs $0 improvements), about $35/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Forward Outlook: Holding the +45.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,540,741 by 2030, with an estimated annual tax burden around $32,778. 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.
Market value changed by 171% 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% | $2,548.55 | $2,548.55 | Paid |
| U6M Travis County MUD # 21 | 0.3650% | 0.3650% | 0.3650% | 0.3650% | 0.3750% | +0.0100% | $1,099.12 | $1,099.12 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $978.44 | $978.44 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $881.28 | $881.28 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $276.74 | $276.74 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $242.45 | $242.45 | Paid |
| Combined Rate | 2.7557% | 2.5875% | 2.3949% | 2.4229% | 2.4764% | +0.0536% | $6,026.58 | $6,026.58 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $620,567 | $234,479 | +164.7% |
| Assessed Value | $620,567 | $234,479 | +164.7% |
| Land Value | $213,163 | $293,099 | -27.3% |
| Improvement Value | $407,404 | — | — |
| Taxable Value | $620,567 | $234,479 | +164.7% |
| Total Tax 2026 = estimate |
~$15,368
Estimated
|
~$6,027
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $725,809 | $620,567 | -105,242 (-14.5%) |
| Taxable Value | $725,809 | $620,567 | -105,242 (-14.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $620,567 | $213,163 | $407,404 | — | $620,567 | $620,567 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $234,479 | $293,099 | — | — | $234,479 | $234,479 | ~$6,027 | Partial |
| 2024 | $— | — | — | — | $220,000 | $— | $5,531 | Verified |
| 2023 | $— | — | — | — | $176,000 | $— | $4,576 | Verified |
| 2022 | $— | — | — | — | $176,000 | $— | $4,715 | Verified |
| 2021 | $52,000 | — | — | — | $52,000 | $— | $1,480 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +209.5% ! | +209.5% | ~100% | Not available | Partial |
| 2025 | +6.6% | +6.6% | ~100% | Not available | Partial |
| 2024 | +25.0% | +25.0% | ~100% | 2.5100% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 2.6000% | Verified |
| 2022 | +170.8% ! | +170.8% | ~100% | 2.6800% | Verified |
| 2021 | base year | — | ~100% | 2.8500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +260.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +164.7% | +257.8% | +27.6% | +350.9% | 2025 | +164.7% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.5700% | 2.5700% | — | 2.5700% | 2025 | 2.5700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,027 | $3,753 | ~$18,463 | $6,027 | 2025 | $1,480 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$341,688 | ~$341,688 | ~2.4066% | ~$8,223 | +45.7% |
| 2027 | ~$497,914 | ~$497,914 | ~2.3368% | ~$11,635 | +112.3% |
| 2028 | ~$725,570 | ~$725,570 | ~2.2670% | ~$16,449 | +209.4% |
| 2029 | ~$1,057,315 | ~$1,057,315 | ~2.1972% | ~$23,232 | +350.9% |
| 2030 | ~$1,540,741 | ~$1,540,741 | ~2.1274% | ~$32,778 | +557.1% |
| 2026 | ~$336,998 | ~$336,998 | ~2.4764% | ~$8,346 | +43.7% |
| 2027 | ~$484,340 | ~$484,340 | ~2.4764% | ~$11,994 | +106.6% |
| 2028 | ~$696,103 | ~$696,103 | ~2.4764% | ~$17,239 | +196.9% |
| 2029 | ~$1,000,454 | ~$1,000,454 | ~2.4764% | ~$24,776 | +326.7% |
| 2030 | ~$1,437,872 | ~$1,437,872 | ~2.4764% | ~$35,608 | +513.2% |
| 2026 | ~$346,377 | ~$346,377 | ~2.3717% | ~$8,215 | +47.7% |
| 2027 | ~$511,675 | ~$511,675 | ~2.2670% | ~$11,600 | +118.2% |
| 2028 | ~$755,857 | ~$755,857 | ~2.1623% | ~$16,344 | +222.4% |
| 2029 | ~$1,116,567 | ~$1,116,567 | ~2.0576% | ~$22,975 | +376.2% |
| 2030 | ~$1,649,415 | ~$1,649,415 | ~1.9529% | ~$32,211 | +603.4% |
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.