4528 MODENA BAY BN TX 78641
| Owner | BHUTIANY ANKUR & SONIA |
|---|---|
| Parcel ID | 0510580120 |
| Short ID | 947372 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,503 SF |
| Land SF | 6,617 SF |
| Acres | 0.152 |
| Year Built | 2021 |
| Legal | LOT 67 BLK J TRAVISSO PHS 3 SEC 8 |
| Neighborhood | T4500 |
| Land | $288,730 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $288,730 |
| Improvement | $319,788 |
|---|---|
| Total Improvement | $319,788 |
| Market | $608,518 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $608,518 |
| Value Limitation Adjustment (−) (homestead cap) | −$32,089 |
| Net Appraised (assessed) | $576,429 |
| Exemptions (−) (HS) | −$115,286 |
|---|---|
| Taxable Value | $461,143 |
Appreciation: Market value has risen +149.4% from $244,005 (2023) to $608,518 (2025), a CAGR of 57.9% 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. 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 $11,581. Leander ISD is the largest single contributor, at 38.2% of the total 2025 levy.
Assessment Gap: Assessed value ($576,429) is $32,089 below market value, suggesting potential for an upward assessment in future years.
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 47% of market value ($288,730 land vs $319,788 improvements), about $44/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $608,518, 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 +57.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,976,683 by 2030, with an estimated annual tax burden around $20,133. 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 | 2,503 SF | ✗ |
| 1ST | 1st Floor | 1,456 SF | ✓ |
| 2ND | 2nd Floor | 1,047 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 398 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 380 SF | ✓ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 1402% 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% | $4,619.33 | $4,619.33 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $2,334.07 | $2,334.07 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $2,316.50 | $2,316.50 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,698.82 | $1,698.82 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $578.37 | $578.37 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $533.46 | $533.46 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $12,080.55 | $12,080.55 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $590,000 | $608,518 | -3.0% |
| Assessed Value | $590,000 | $576,429 | +2.4% |
| Land Value | $209,985 | $288,730 | -27.3% |
| Improvement Value | $380,015 | $319,788 | +18.8% |
| Taxable Value | $472,000 | $461,143 | +2.4% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$11,854
Estimated
|
~$12,081
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $643,989 | $590,000 | -53,989 (-8.4%) |
| Taxable Value | $500,669 | $472,000 | -28,669 (-5.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $590,000 | $209,985 | $380,015 | — | $590,000 | $472,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $608,518 | $288,730 | $319,788 | −$32,089 | $576,429 | $461,143 | ~$12,081 | Partial |
| 2024 | $643,427 | — | — | −$368,427 | $275,000 | $— | $11,266 | Verified |
| 2023 | $244,005 | — | — | — | $275,000 ! | $— | $13,939 | Verified |
| 2022 | $— | — | — | — | $220,000 | $— | $6,371 | Verified |
| 2021 | $— | — | — | — | $16,250 | $— | $453 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +5.8% | +8.6% | 97.2% | Not available | Partial |
| 2025 | +16.1% | +10.0% | 94.7% | Not available | Partial |
| 2024 | -18.6% | -18.6% | ~100% | 2.1500% | Verified |
| 2023 | +163.7% ! | +163.7% | ~100% | 2.1700% | Verified |
| 2022 | +1401.6% ! | +1401.6% | ~100% | 2.6100% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +3644.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -3.0% | +51.8% | +58.9% | +163.7% | 2024 | -5.4% | 2025 |
| Assessment Ratio | 100.0% | 87.5% | — | 112.7% | 2023 | 42.7% | 2024 |
| Effective Tax Rate (2025) | 1.9900% | 1.9900% | — | 1.9900% | 2025 | 1.9900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$12,081 | $12,428 | ~$17,751 | $13,939 | 2023 | $11,266 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$960,972 | ~$634,072 | ~2.4429% | ~$15,490 | +57.9% |
| 2027 | ~$1,517,568 | ~$697,479 | ~2.3743% | ~$16,560 | +149.4% |
| 2028 | ~$2,396,544 | ~$767,227 | ~2.3058% | ~$17,691 | +293.8% |
| 2029 | ~$3,784,625 | ~$843,950 | ~2.2372% | ~$18,881 | +521.9% |
| 2030 | ~$5,976,683 | ~$928,345 | ~2.1687% | ~$20,133 | +882.2% |
| 2026 | ~$948,802 | ~$634,072 | ~2.5114% | ~$15,924 | +55.9% |
| 2027 | ~$1,479,372 | ~$697,479 | ~2.5114% | ~$17,517 | +143.1% |
| 2028 | ~$2,306,639 | ~$767,227 | ~2.5114% | ~$19,269 | +279.1% |
| 2029 | ~$3,596,513 | ~$843,950 | ~2.5114% | ~$21,195 | +491.0% |
| 2030 | ~$5,607,686 | ~$928,345 | ~2.5114% | ~$23,315 | +821.5% |
| 2026 | ~$973,142 | ~$634,072 | ~2.4086% | ~$15,272 | +59.9% |
| 2027 | ~$1,556,250 | ~$697,479 | ~2.3058% | ~$16,082 | +155.7% |
| 2028 | ~$2,488,757 | ~$767,227 | ~2.2029% | ~$16,902 | +309.0% |
| 2029 | ~$3,980,021 | ~$843,950 | ~2.1001% | ~$17,724 | +554.1% |
| 2030 | ~$6,364,853 | ~$928,345 | ~1.9973% | ~$18,542 | +946.0% |
In 2025, this property's market value of $608,518 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 7× 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 | $608,518 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $643,427 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | $244,005 | $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.