1105 TREVI FONTANA DR TX 78641
| Owner | NAGAMANICKAM RAMANAN & |
|---|---|
| Parcel ID | 0510550715 |
| Short ID | 947353 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 4,414 SF |
| Land SF | 9,432 SF |
| Acres | 0.217 |
| Year Built | 2021 |
| Legal | LOT 24 BLK J TRAVISSO PHS 3 SEC 8 |
| Neighborhood | T4500 |
| Land | $295,931 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $295,931 |
| Improvement | $604,885 |
|---|---|
| Total Improvement | $604,885 |
| Market | $900,816 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $900,816 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $900,816 |
| Exemptions (−) (HS) | −$180,163 |
|---|---|
| Taxable Value | $720,653 |
Appreciation: Market value has risen +240.9% from $264,214 (2023) to $900,816 (2025), a CAGR of 84.6% over 2 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Land/Vacant parcel countywide rose +18.9%, so this parcel has outpaced the broader land/vacant market over the same period.
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 $18,099. Leander ISD is the largest single contributor, at 41.0% of the total 2025 levy.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 33% of market value ($295,931 land vs $604,885 improvements), about $31/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Submarket Position: At $900,816, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant property countywide, any size or use — not a use-code-specific peer group. See the Peer Set and the Where This Property Stands benchmark below, which narrows to this property's actual use code, for parcel-level comparables.
Forward Outlook: Holding the +84.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $19,334,670 by 2030, with an estimated annual tax burden around $31,462. 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 | 4,414 SF | ✗ |
| 1ST | 1st Floor | 2,857 SF | ✓ |
| 2ND | 2nd Floor | 1,557 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 462 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 270 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 228 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 1526% 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% | $8,269.31 | $8,269.31 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $3,721.35 | $3,721.35 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $3,693.35 | $3,693.35 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,708.54 | $2,708.54 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $922.13 | $922.13 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $850.54 | $850.54 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $20,165.22 | $20,165.22 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $786,990 | $900,816 | -12.6% |
| Assessed Value | $786,990 | $900,816 | -12.6% |
| Land Value | $215,222 | $295,931 | -27.3% |
| Improvement Value | $571,768 | $604,885 | -5.5% |
| Taxable Value | $629,592 | $720,653 | -12.6% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$15,812
Estimated
|
~$20,165
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $898,903 | $786,990 | -111,913 (-12.4%) |
| Taxable Value | $719,122 | $629,592 | -89,530 (-12.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $786,990 | $215,222 | $571,768 | — | $786,990 | $629,592 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $900,816 | $295,931 | $604,885 | — | $900,816 | $720,653 | ~$20,165 | Partial |
| 2024 | $739,548 | — | — | −$464,548 | $275,000 | $— | $23,282 | Verified |
| 2023 | $264,214 | — | — | — | $275,000 ! | $— | $16,331 | Verified |
| 2022 | $— | — | — | — | $264,214 | $— | $6,916 | Verified |
| 2021 | $— | — | — | — | $16,250 | $— | $453 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -0.2% | -0.2% | ~100% | Not available | Partial |
| 2025 | -12.9% | -12.9% | ~100% | Not available | Partial |
| 2024 | +39.8% | +39.8% | ~100% | 2.2500% | Verified |
| 2023 | +179.9% ! | +179.9% | ~100% | 2.2100% | Verified |
| 2022 | +1525.9% ! | +1525.9% | ~100% | 2.6200% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +5443.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -12.6% | +63.0% | +90.0% | +179.9% | 2024 | -12.6% | 2026 |
| Assessment Ratio | 100.0% | 85.3% | — | 104.1% | 2023 | 37.2% | 2024 |
| Effective Tax Rate (2025) | 2.2400% | 2.2400% | — | 2.2400% | 2025 | 2.2400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$20,165 | $19,926 | ~$27,740 | $23,282 | 2024 | $16,331 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,663,322 | ~$990,898 | ~2.4429% | ~$24,207 | +84.6% |
| 2027 | ~$3,071,258 | ~$1,089,987 | ~2.3743% | ~$25,880 | +240.9% |
| 2028 | ~$5,670,959 | ~$1,198,986 | ~2.3058% | ~$27,646 | +529.5% |
| 2029 | ~$10,471,204 | ~$1,318,885 | ~2.2372% | ~$29,506 | +1062.4% |
| 2030 | ~$19,334,670 | ~$1,450,773 | ~2.1687% | ~$31,462 | +2046.4% |
| 2026 | ~$1,645,305 | ~$990,898 | ~2.5114% | ~$24,886 | +82.6% |
| 2027 | ~$3,005,086 | ~$1,089,987 | ~2.5114% | ~$27,374 | +233.6% |
| 2028 | ~$5,488,672 | ~$1,198,986 | ~2.5114% | ~$30,112 | +509.3% |
| 2029 | ~$10,024,845 | ~$1,318,885 | ~2.5114% | ~$33,123 | +1012.9% |
| 2030 | ~$18,309,989 | ~$1,450,773 | ~2.5114% | ~$36,435 | +1932.6% |
| 2026 | ~$1,681,338 | ~$990,898 | ~2.4086% | ~$23,867 | +86.6% |
| 2027 | ~$3,138,152 | ~$1,089,987 | ~2.3058% | ~$25,133 | +248.4% |
| 2028 | ~$5,857,237 | ~$1,198,986 | ~2.2029% | ~$26,413 | +550.2% |
| 2029 | ~$10,932,305 | ~$1,318,885 | ~2.1001% | ~$27,698 | +1113.6% |
| 2030 | ~$20,404,721 | ~$1,450,773 | ~1.9973% | ~$28,976 | +2165.1% |
In 2025, this property's market value of $900,816 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 11× the county median of $85,028. Land/Vacant here is the broad TCAD category — every land/vacant property countywide, any size or use — not a use-code-specific peer group. Use the Use Code filter above to narrow to this property's actual type.
| Year | This Property | Bottom 25% | Median | Top 25% | Position | Group YoY |
|---|---|---|---|---|---|---|
| 2025 | $900,816 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $739,548 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | $264,214 | $25,000 | $71,500 | $271,439 | ↑ Above median | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | — | $6,000 | $14,480 | $80,000 | — | base yr |
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.