1825 VERCELLINA VIEW TX 78641
| Owner | MANASIYA JAMSHED P & |
|---|---|
| Parcel ID | 0508530527 |
| Short ID | 899104 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 5,222 SF |
| Land SF | 16,348 SF |
| Acres | 0.375 |
| Year Built | 2024 |
| Legal | LOT 25 BLK T TRAVISSO PHS 2 SECS 2F, 2G, & 2H |
| Neighborhood | T4500 |
| Land | $362,286 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $362,286 |
| Improvement | $576,859 |
|---|---|
| Total Improvement | $576,859 |
| Market | $939,145 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $939,145 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $939,145 |
| Taxable Value | $939,145 |
|---|
Appreciation: Market value has risen +1541.9% from $57,200 (2021) to $939,145 (2025), a CAGR of 101.3% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), 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 $23,257. Leander ISD is the largest single contributor, at 40.6% 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 39% of market value ($362,286 land vs $576,859 improvements), about $22/SF of land. Most value sits in the improvements, so building condition, age (~2 yrs), and rent roll drive the underwriting.
Forward Outlook: Holding the +101.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $31,038,693 by 2030, with an estimated annual tax burden around $32,177. 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.
10 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 5,222 SF | ✗ |
| 1ST | 1st Floor | 3,237 SF | ✓ |
| 2ND | 2nd Floor | 1,985 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 728 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 593 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 360 SF | ✗ |
| 251 | BATHROOM | 5 SF | ✓ |
| 252 | BEDROOMS | 5 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 195% 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% | $8,990.24 | $8,990.24 | Paid |
| U6M Travis County MUD # 21 | 0.3650% | 0.3650% | 0.3650% | 0.3650% | 0.3750% | +0.0100% | $4,402.24 | $4,402.24 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $3,887.53 | $3,887.53 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,964.97 | $2,964.97 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $963.31 | $963.31 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $931.06 | $931.06 | Paid |
| Combined Rate | 2.7557% | 2.5875% | 2.3949% | 2.4229% | 2.4764% | +0.0536% | $22,139.35 | $22,139.35 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,088,907 | $939,145 | +15.9% |
| Assessed Value | $1,088,907 | $939,145 | +15.9% |
| Land Value | $263,481 | $362,286 | -27.3% |
| Improvement Value | $825,426 | $576,859 | +43.1% |
| Taxable Value | $871,126 | $939,145 | -7.2% |
| Exemptions | HS | H | |
| Total Tax 2026 = estimate |
~$21,573
Estimated
|
~$22,139
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,088,907 | $1,088,907 | +0 (+0.0%) |
| Taxable Value | $871,126 | $871,126 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,088,907 | $263,481 | $825,426 | — | $1,088,907 | $871,126 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $939,145 | $362,286 | $576,859 | — | $939,145 | $939,145 | ~$22,139 | Partial |
| 2024 | $330,001 | — | — | −$66,001 | $264,000 | $— | $6,637 | Verified |
| 2023 | $264,001 | — | — | −$52,801 | $211,200 | $— | $5,492 | Verified |
| 2022 | $— | — | — | — | $211,200 | $— | $5,658 | Verified |
| 2021 | $57,200 | — | — | — | $71,500 ! | $— | $1,970 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +15.9% | +15.9% | ~100% | Not available | Partial |
| 2025 | +255.7% ! | +255.7% | ~100% | Not available | Partial |
| 2024 | +25.0% | +25.0% | ~100% | 2.5100% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 2.6000% | Verified |
| 2022 | +195.4% ! | +195.4% | ~100% | 2.6800% | Verified |
| 2021 | base year | — | ~100% | 3.4400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1213.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +15.9% | +146.8% | +95.8% | +361.5% | 2023 | +15.9% | 2026 |
| Assessment Ratio | 100.0% | 97.0% | — | 125.0% | 2021 | 80.0% | 2023 |
| Effective Tax Rate (2025) | 2.3600% | 2.3600% | — | 2.3600% | 2025 | 2.3600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$22,139 | $9,060 | ~$28,429 | $22,139 | 2025 | $1,970 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,890,457 | ~$1,033,060 | ~2.4066% | ~$24,862 | +101.3% |
| 2027 | ~$3,805,406 | ~$1,136,365 | ~2.3368% | ~$26,555 | +305.2% |
| 2028 | ~$7,660,112 | ~$1,250,002 | ~2.2670% | ~$28,338 | +715.6% |
| 2029 | ~$15,419,464 | ~$1,375,002 | ~2.1972% | ~$30,212 | +1541.9% |
| 2030 | ~$31,038,693 | ~$1,512,502 | ~2.1274% | ~$32,177 | +3205.0% |
| 2026 | ~$1,871,674 | ~$1,033,060 | ~2.4764% | ~$25,583 | +99.3% |
| 2027 | ~$3,730,163 | ~$1,136,365 | ~2.4764% | ~$28,142 | +297.2% |
| 2028 | ~$7,434,049 | ~$1,250,002 | ~2.4764% | ~$30,956 | +691.6% |
| 2029 | ~$14,815,728 | ~$1,375,002 | ~2.4764% | ~$34,051 | +1477.6% |
| 2030 | ~$29,527,084 | ~$1,512,502 | ~2.4764% | ~$37,456 | +3044.0% |
| 2026 | ~$1,909,240 | ~$1,033,060 | ~2.3717% | ~$24,501 | +103.3% |
| 2027 | ~$3,881,400 | ~$1,136,365 | ~2.2670% | ~$25,762 | +313.3% |
| 2028 | ~$7,890,712 | ~$1,250,002 | ~2.1623% | ~$27,029 | +740.2% |
| 2029 | ~$16,041,466 | ~$1,375,002 | ~2.0576% | ~$28,292 | +1608.1% |
| 2030 | ~$32,611,586 | ~$1,512,502 | ~1.9529% | ~$29,538 | +3372.5% |
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.