4504 MODENA BAY BN TX 78641
| Owner | KAROVALIA RIYAZALI K & SUMAILA N ALI |
|---|---|
| Parcel ID | 0510580126 |
| Short ID | 947378 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,558 SF |
| Land SF | 7,754 SF |
| Acres | 0.178 |
| Year Built | 2021 |
| Legal | LOT 61 BLK J TRAVISSO PHS 3 SEC 8 |
| Neighborhood | T4500 |
| Land | $291,638 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $291,638 |
| Improvement | $310,408 |
|---|---|
| Total Improvement | $310,408 |
| Market | $602,046 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $602,046 |
| Value Limitation Adjustment (−) (homestead cap) | −$99,029 |
| Net Appraised (assessed) | $503,017 |
| Exemptions (−) (HS) | −$100,603 |
|---|---|
| Taxable Value | $402,414 |
Appreciation: Market value has risen +143.9% from $246,818 (2023) to $602,046 (2025), a CAGR of 56.2% 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 $10,106. Leander ISD is the largest single contributor, at 37.3% of the total 2025 levy.
Assessment Gap: Assessed value ($503,017) is $99,029 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 48% of market value ($291,638 land vs $310,408 improvements), about $38/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $602,046, 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 +56.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,594,507 by 2030, with an estimated annual tax burden around $17,569. 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 | 2,558 SF | ✗ |
| 1ST | 1st Floor | 1,549 SF | ✓ |
| 2ND | 2nd Floor | 1,009 SF | ✓ |
| 612 | TERRACE UNCOVERD | 599 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 400 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 201 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 1419% 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% | $3,945.63 | $3,945.63 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $2,078.01 | $2,078.01 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $2,062.37 | $2,062.37 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,512.45 | $1,512.45 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $514.92 | $514.92 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $474.94 | $474.94 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $10,588.32 | $10,588.32 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $615,075 | $602,046 | +2.2% |
| Assessed Value | $553,319 | $503,017 | +10.0% |
| Land Value | $212,100 | $291,638 | -27.3% |
| Improvement Value | $402,975 | $310,408 | +29.8% |
| Taxable Value | $442,655 | $402,414 | +10.0% |
| Exemptions | HS | HS | |
| HS Cap Loss | -$61,756 | — | |
| Total Tax 2026 = estimate |
~$11,117
Estimated
|
~$10,588
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $658,673 | $615,075 | -43,598 (-6.6%) |
| Taxable Value | $442,655 | $442,655 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $615,075 | $212,100 | $402,975 | −$61,756 | $553,319 | $442,655 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $602,046 | $291,638 | $310,408 | −$99,029 | $503,017 | $402,414 | ~$10,588 | Partial |
| 2024 | $694,043 | — | — | −$419,043 | $275,000 | $— | $9,578 | Verified |
| 2023 | $246,818 | — | — | — | $275,000 ! | $— | $8,313 | Verified |
| 2022 | $— | — | — | — | $220,000 | $— | $6,412 | Verified |
| 2021 | $— | — | — | — | $16,250 | $— | $453 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +9.4% | +10.0% | 84.0% | Not available | Partial |
| 2025 | +9.5% | +11.2% | 83.6% | Not available | Partial |
| 2024 | -20.8% | +12.3% | 82.3% | 1.7400% | Verified |
| 2023 | +181.2% ! | +63.3% | 58.1% | 1.2000% | Verified |
| 2022 | +1418.9% ! | +1418.9% | ~100% | 2.6000% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +3604.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +2.2% | +56.7% | +55.5% | +181.2% | 2024 | -13.3% | 2025 |
| Assessment Ratio | 90.0% | 81.2% | — | 111.4% | 2023 | 39.6% | 2024 |
| Effective Tax Rate (2025) | 1.7600% | 1.7600% | — | 1.7600% | 2025 | 1.7600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$10,588 | $9,493 | ~$15,490 | $10,588 | 2025 | $8,313 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$940,278 | ~$553,319 | ~2.4429% | ~$13,517 | +56.2% |
| 2027 | ~$1,468,529 | ~$608,651 | ~2.3743% | ~$14,451 | +143.9% |
| 2028 | ~$2,293,554 | ~$669,516 | ~2.3058% | ~$15,438 | +281.0% |
| 2029 | ~$3,582,081 | ~$736,467 | ~2.2372% | ~$16,476 | +495.0% |
| 2030 | ~$5,594,507 | ~$810,114 | ~2.1687% | ~$17,569 | +829.2% |
| 2026 | ~$928,237 | ~$553,319 | ~2.5114% | ~$13,896 | +54.2% |
| 2027 | ~$1,431,159 | ~$608,651 | ~2.5114% | ~$15,286 | +137.7% |
| 2028 | ~$2,206,566 | ~$669,516 | ~2.5114% | ~$16,815 | +266.5% |
| 2029 | ~$3,402,091 | ~$736,467 | ~2.5114% | ~$18,496 | +465.1% |
| 2030 | ~$5,245,356 | ~$810,114 | ~2.5114% | ~$20,346 | +771.3% |
| 2026 | ~$952,319 | ~$553,319 | ~2.4086% | ~$13,327 | +58.2% |
| 2027 | ~$1,506,381 | ~$608,651 | ~2.3058% | ~$14,034 | +150.2% |
| 2028 | ~$2,382,799 | ~$669,516 | ~2.2029% | ~$14,749 | +295.8% |
| 2029 | ~$3,769,120 | ~$736,467 | ~2.1001% | ~$15,467 | +526.1% |
| 2030 | ~$5,962,007 | ~$810,114 | ~1.9973% | ~$16,180 | +890.3% |
In 2025, this property's market value of $602,046 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 | $602,046 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $694,043 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | $246,818 | $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.