1212 POSITANO PASS TX 78641
| Owner | KANAGASUNDARAM PANDIYAN & DIVIYA PANDIYAN |
|---|---|
| Parcel ID | 0510550219 |
| Short ID | 906294 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 3,299 SF |
| Land SF | 7,800 SF |
| Acres | 0.179 |
| Year Built | 2020 |
| Legal | LOT 23 BLK C TRAVISSO PHS 3 SEC 2 |
| Neighborhood | T4500 |
| Land | $364,695 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $364,695 |
| Improvement | $457,282 |
|---|---|
| Total Improvement | $457,282 |
| Market | $821,977 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $821,977 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $821,977 |
| Exemptions (−) (HS) | −$164,395 |
|---|---|
| Taxable Value | $657,582 |
Appreciation: Market value has risen +1164.6% from $65,000 (2021) to $821,977 (2025), a CAGR of 88.6% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2022→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 $16,285. Leander ISD is the largest single contributor, at 41.2% 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 44% of market value ($364,695 land vs $457,282 improvements), about $47/SF of land. Most value sits in the improvements, so building condition, age (~6 yrs), and rent roll drive the underwriting.
Forward Outlook: Holding the +88.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $19,601,646 by 2030, with an estimated annual tax burden around $28,163. 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 | 3,299 SF | ✗ |
| 1ST | 1st Floor | 1,914 SF | ✓ |
| 2ND | 2nd Floor | 1,385 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 418 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 236 SF | ✗ |
| 252 | BEDROOMS | 5 SF | ✓ |
| 251 | BATHROOM | 4 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 330% 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% | $7,412.41 | $7,412.41 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $3,395.66 | $3,395.66 | Paid |
| U6M Travis County MUD # 21 | 0.3650% | 0.3650% | 0.3650% | 0.3650% | 0.3750% | +0.0100% | $3,082.41 | $3,082.41 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,471.49 | $2,471.49 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $841.42 | $841.42 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $776.10 | $776.10 | Paid |
| Combined Rate | 2.7557% | 2.5875% | 2.3949% | 2.4229% | 2.4764% | +0.0536% | $17,979.49 | $17,979.49 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $694,841 | $821,977 | -15.5% |
| Assessed Value | $694,841 | $821,977 | -15.5% |
| Land Value | $265,233 | $364,695 | -27.3% |
| Improvement Value | $429,608 | $457,282 | -6.1% |
| Taxable Value | $555,873 | $657,582 | -15.5% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$13,766
Estimated
|
~$17,979
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $793,650 | $694,841 | -98,809 (-12.4%) |
| Taxable Value | $634,920 | $555,873 | -79,047 (-12.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $694,841 | $265,233 | $429,608 | — | $694,841 | $555,873 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $821,977 | $364,695 | $457,282 | — | $821,977 | $657,582 | ~$17,979 | Partial |
| 2024 | $748,000 | — | — | −$404,250 | $343,750 | $— | $16,589 | Verified |
| 2023 | $618,613 | — | — | −$343,613 | $275,000 | $— | $14,197 | Verified |
| 2022 | $143,872 | — | — | — | $275,000 ! | $— | $15,184 | Verified |
| 2021 | $65,000 | — | — | −$13,000 | $52,000 | $— | $3,277 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -3.4% | -3.4% | ~100% | Not available | Partial |
| 2025 | -5.5% | -4.0% | ~100% | Not available | Partial |
| 2024 | +16.3% | +31.2% | 98.4% | 1.9100% | Verified |
| 2023 | +20.9% | +5.6% | 87.3% | 1.9000% | Verified |
| 2022 | +330.0% ! | +330.0% | ~100% | 2.4500% | Verified |
| 2021 | base year | — | ~100% | 5.0400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +471.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -15.5% | +93.3% | +95.5% | +330.0% | 2023 | -15.5% | 2026 |
| Assessment Ratio | 100.0% | 93.6% | — | 191.1% | 2022 | 44.5% | 2023 |
| Effective Tax Rate (2025) | 2.1900% | 2.1900% | — | 2.1900% | 2025 | 2.1900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$17,979 | $13,445 | ~$24,882 | $17,979 | 2025 | $3,277 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,550,052 | ~$904,175 | ~2.4066% | ~$21,760 | +88.6% |
| 2027 | ~$2,923,027 | ~$994,592 | ~2.3368% | ~$23,242 | +255.6% |
| 2028 | ~$5,512,129 | ~$1,094,051 | ~2.2670% | ~$24,802 | +570.6% |
| 2029 | ~$10,394,557 | ~$1,203,457 | ~2.1972% | ~$26,443 | +1164.6% |
| 2030 | ~$19,601,646 | ~$1,323,802 | ~2.1274% | ~$28,163 | +2284.7% |
| 2026 | ~$1,533,612 | ~$904,175 | ~2.4764% | ~$22,391 | +86.6% |
| 2027 | ~$2,861,354 | ~$994,592 | ~2.4764% | ~$24,631 | +248.1% |
| 2028 | ~$5,338,601 | ~$1,094,051 | ~2.4764% | ~$27,094 | +549.5% |
| 2029 | ~$9,960,552 | ~$1,203,457 | ~2.4764% | ~$29,803 | +1111.8% |
| 2030 | ~$18,584,007 | ~$1,323,802 | ~2.4764% | ~$32,783 | +2160.9% |
| 2026 | ~$1,566,491 | ~$904,175 | ~2.3717% | ~$21,445 | +90.6% |
| 2027 | ~$2,985,358 | ~$994,592 | ~2.2670% | ~$22,548 | +263.2% |
| 2028 | ~$5,689,378 | ~$1,094,051 | ~2.1623% | ~$23,657 | +592.2% |
| 2029 | ~$10,842,592 | ~$1,203,457 | ~2.0576% | ~$24,762 | +1219.1% |
| 2030 | ~$20,663,386 | ~$1,323,802 | ~1.9529% | ~$25,852 | +2413.9% |
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.