1328 AL FRESCO CV TX 78613
| Owner | THAPA REEMA & MADHU SUDAN DHAKAL |
|---|---|
| Parcel ID | 0510550932 |
| Short ID | 930003 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,514 SF |
| Land SF | 10,764 SF |
| Acres | 0.247 |
| Year Built | 2020 |
| Legal | LOT 18 BLK I TRAVISSO PHS 3 SEC 5 |
| Neighborhood | T4500 |
| Land | $299,337 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $299,337 |
| Improvement | $275,061 |
|---|---|
| Total Improvement | $275,061 |
| Market | $574,398 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $574,398 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $574,398 |
| Taxable Value | $574,398 |
|---|
Appreciation: Market value has risen +1004.6% from $52,000 (2021) to $574,398 (2025), a CAGR of 82.3% 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 2.5114% in 2025 (+0.0586% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $14,426. 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 52% of market value ($299,337 land vs $275,061 improvements), about $28/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Forward Outlook: Holding the +82.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $11,567,111 by 2030, with an estimated annual tax burden around $20,062. 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 | 2,514 SF | ✗ |
| 1ST | 1st Floor | 1,460 SF | ✓ |
| 2ND | 2nd Floor | 1,054 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 400 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 192 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 132 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 407% 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% | $6,243.13 | $6,243.13 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $2,396.86 | $2,396.86 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $2,355.03 | $2,355.03 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,158.85 | $2,158.85 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $677.92 | $677.92 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $593.93 | $593.93 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $14,425.72 | $14,425.72 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $569,882 | $574,398 | -0.8% |
| Assessed Value | $569,882 | $574,398 | -0.8% |
| Land Value | $217,700 | $299,337 | -27.3% |
| Improvement Value | $352,182 | $275,061 | +28.0% |
| Taxable Value | $569,882 | $574,398 | -0.8% |
| Total Tax 2026 = estimate |
~$14,312
Estimated
|
~$14,426
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $650,922 | $569,882 | -81,040 (-12.5%) |
| Taxable Value | $650,922 | $569,882 | -81,040 (-12.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $569,882 | $217,700 | $352,182 | — | $569,882 | $569,882 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $574,398 | $299,337 | $275,061 | — | $574,398 | $574,398 | ~$14,426 | Partial |
| 2024 | $654,077 | — | — | — | — | $— | $11,312 | Verified |
| 2023 | $555,663 | — | — | −$335,663 | $220,000 | $— | $11,654 | Verified |
| 2022 | $66,835 | — | — | — | $220,000 ! | $— | $12,552 | Verified |
| 2021 | $52,000 | — | — | — | $52,000 | $— | $1,551 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +13.3% | +13.3% | ~100% | Not available | Partial |
| 2025 | +128.9% ! | +128.9% | ~100% | Not available | Partial |
| 2024 | -61.6% | -52.5% | ~100% | 4.5100% | Verified |
| 2023 | +17.7% | +5.6% | 80.8% | 1.7800% | Verified |
| 2022 | +406.8% ! | +356.7% | 90.1% | 2.2600% | Verified |
| 2021 | base year | — | ~100% | 2.9800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +423.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -0.8% | +152.9% | +82.6% | +731.4% | 2023 | -12.2% | 2025 |
| Assessment Ratio | 100.0% | 133.8% | — | 329.2% | 2022 | 39.6% | 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 |
$14,426 | $10,299 | ~$17,688 | $14,426 | 2025 | $1,551 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,047,165 | ~$631,838 | ~2.4429% | ~$15,435 | +82.3% |
| 2027 | ~$1,909,052 | ~$695,022 | ~2.3743% | ~$16,502 | +232.4% |
| 2028 | ~$3,480,327 | ~$764,524 | ~2.3058% | ~$17,628 | +505.9% |
| 2029 | ~$6,344,867 | ~$840,976 | ~2.2372% | ~$18,815 | +1004.6% |
| 2030 | ~$11,567,111 | ~$925,074 | ~2.1687% | ~$20,062 | +1913.8% |
| 2026 | ~$1,035,678 | ~$631,838 | ~2.5114% | ~$15,868 | +80.3% |
| 2027 | ~$1,867,395 | ~$695,022 | ~2.5114% | ~$17,455 | +225.1% |
| 2028 | ~$3,367,036 | ~$764,524 | ~2.5114% | ~$19,201 | +486.2% |
| 2029 | ~$6,070,989 | ~$840,976 | ~2.5114% | ~$21,121 | +956.9% |
| 2030 | ~$10,946,393 | ~$925,074 | ~2.5114% | ~$23,233 | +1805.7% |
| 2026 | ~$1,058,653 | ~$631,838 | ~2.4086% | ~$15,219 | +84.3% |
| 2027 | ~$1,951,168 | ~$695,022 | ~2.3058% | ~$16,026 | +239.7% |
| 2028 | ~$3,596,132 | ~$764,524 | ~2.2029% | ~$16,842 | +526.1% |
| 2029 | ~$6,627,908 | ~$840,976 | ~2.1001% | ~$17,661 | +1053.9% |
| 2030 | ~$12,215,672 | ~$925,074 | ~1.9973% | ~$18,476 | +2026.7% |
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.