MODENA BAY BN TX 78641
| Owner | GUO KUN |
|---|---|
| Parcel ID | 0510580106 |
| Short ID | 945820 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 3,195 SF |
| Land SF | 6,617 SF |
| Acres | 0.152 |
| Year Built | 2021 |
| Legal | LOT 81 BLK J TRAVISSO PHS 3 SEC 6 |
| Neighborhood | T4500 |
| Land | $288,730 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $288,730 |
| Improvement | $369,685 |
|---|---|
| Total Improvement | $369,685 |
| Market | $658,415 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $658,415 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $658,415 |
| Taxable Value | $658,415 |
|---|
Appreciation: Market value has risen +121.8% from $296,890 (2023) to $658,415 (2025), a CAGR of 48.9% 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.
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 $16,536. 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 44% of market value ($288,730 land vs $369,685 improvements), about $44/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Forward Outlook: Holding the +48.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,822,365 by 2030, with an estimated annual tax burden around $22,996. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 3,195 SF | ✗ |
| 1ST | 1st Floor | 1,834 SF | ✓ |
| 2ND | 2nd Floor | 1,361 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 607 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 279 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 509% 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% | $6,819.75 | $6,819.75 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $2,618.24 | $2,618.24 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $2,572.55 | $2,572.55 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,358.24 | $2,358.24 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $740.54 | $740.54 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $648.78 | $648.78 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $15,758.10 | $15,758.10 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $704,870 | $658,415 | +7.1% |
| Assessed Value | $704,870 | $658,415 | +7.1% |
| Land Value | $209,985 | $288,730 | -27.3% |
| Improvement Value | $494,885 | $369,685 | +33.9% |
| Taxable Value | $704,870 | $658,415 | +7.1% |
| Total Tax 2026 = estimate |
~$17,702
Estimated
|
~$15,758
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $704,870 | $704,870 | +0 (+0.0%) |
| Taxable Value | $704,870 | $704,870 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $704,870 | $209,985 | $494,885 | — | $704,870 | $704,870 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $658,415 | $288,730 | $369,685 | — | $658,415 | $658,415 | ~$15,758 | Partial |
| 2024 | $787,251 | — | — | −$512,251 | $275,000 | $— | $16,436 | Verified |
| 2023 | $296,890 | — | — | −$21,890 | $275,000 | $— | $19,090 | Verified |
| 2022 | $— | — | — | — | $220,000 | $— | $7,771 | Verified |
| 2021 | $— | — | — | — | $48,750 | $— | $1,358 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +7.1% | +7.1% | ~100% | Not available | Partial |
| 2025 | -1.7% | -1.7% | ~100% | Not available | Partial |
| 2024 | -14.9% | -14.9% | ~100% | 2.4500% | Verified |
| 2023 | +165.2% ! | +165.2% | ~100% | 2.4200% | Verified |
| 2022 | +509.0% ! | +509.0% | ~100% | 2.6200% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1250.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +7.1% | +52.0% | +47.0% | +165.2% | 2024 | -16.4% | 2025 |
| Assessment Ratio | 100.0% | 81.9% | — | 100.0% | 2025 | 34.9% | 2024 |
| Effective Tax Rate (2025) | 2.3900% | 2.3900% | — | 2.3900% | 2025 | 2.3900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$15,758 | $17,095 | ~$20,276 | $19,090 | 2023 | $15,758 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$980,509 | ~$724,257 | ~2.4429% | ~$17,693 | +48.9% |
| 2027 | ~$1,460,171 | ~$796,682 | ~2.3743% | ~$18,916 | +121.8% |
| 2028 | ~$2,174,483 | ~$876,350 | ~2.3058% | ~$20,207 | +230.3% |
| 2029 | ~$3,238,232 | ~$963,985 | ~2.2372% | ~$21,566 | +391.8% |
| 2030 | ~$4,822,365 | ~$1,060,384 | ~2.1687% | ~$22,996 | +632.4% |
| 2026 | ~$967,341 | ~$724,257 | ~2.5114% | ~$18,189 | +46.9% |
| 2027 | ~$1,421,214 | ~$796,682 | ~2.5114% | ~$20,008 | +115.9% |
| 2028 | ~$2,088,044 | ~$876,350 | ~2.5114% | ~$22,009 | +217.1% |
| 2029 | ~$3,067,747 | ~$963,985 | ~2.5114% | ~$24,210 | +365.9% |
| 2030 | ~$4,507,124 | ~$1,060,384 | ~2.5114% | ~$26,631 | +584.5% |
| 2026 | ~$993,678 | ~$724,257 | ~2.4086% | ~$17,445 | +50.9% |
| 2027 | ~$1,499,655 | ~$796,682 | ~2.3058% | ~$18,370 | +127.8% |
| 2028 | ~$2,263,275 | ~$876,350 | ~2.2029% | ~$19,305 | +243.7% |
| 2029 | ~$3,415,727 | ~$963,985 | ~2.1001% | ~$20,245 | +418.8% |
| 2030 | ~$5,155,004 | ~$1,060,384 | ~1.9973% | ~$21,179 | +682.9% |
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.