1004 VILLA RIALTO VW TX
| Owner | NULA SURYA CHANDRA MAHARSHI & SAI SUSHMITHA CHANDAKA |
|---|---|
| Parcel ID | 0510580130 |
| Short ID | 947382 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 3,571 SF |
| Land SF | 9,944 SF |
| Acres | 0.228 |
| Year Built | 2022 |
| Legal | LOT 57 BLK J TRAVISSO PHS 3 SEC 8 |
| Neighborhood | T4500 |
| Land | $297,240 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $297,240 |
| Improvement | $580,671 |
|---|---|
| Total Improvement | $580,671 |
| Market | $877,911 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $877,911 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $877,911 |
| Exemptions (−) (HS) | −$175,582 |
|---|---|
| Taxable Value | $702,329 |
Appreciation: Market value has risen +40.3% from $625,920 (2024) to $877,911 (2025), a CAGR of 40.3% over 1 year. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), 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 +28.8%, 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 $17,639. Leander ISD is the largest single contributor, at 40.4% 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 34% of market value ($297,240 land vs $580,671 improvements), about $30/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Submarket Position: At $877,911, 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 +40.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,765,504 by 2030, with an estimated annual tax burden around $30,662. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 3,571 SF | ✗ |
| 1ST | 1st Floor | 2,086 SF | ✓ |
| 2ND | 2nd Floor | 1,485 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 550 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 207 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 522 | FIREPLACE | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 323% 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% | $7,064.85 | $7,064.85 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $3,263.56 | $3,263.56 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $3,239.00 | $3,239.00 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,375.34 | $2,375.34 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $808.69 | $808.69 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $745.91 | $745.91 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $17,497.35 | $17,497.35 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $701,128 | $877,911 | -20.1% |
| Assessed Value | $701,128 | $877,911 | -20.1% |
| Land Value | $216,175 | $297,240 | -27.3% |
| Improvement Value | $484,953 | $580,671 | -16.5% |
| Taxable Value | $560,902 | $702,329 | -20.1% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$14,087
Estimated
|
~$17,497
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $800,831 | $701,128 | -99,703 (-12.4%) |
| Taxable Value | $640,665 | $560,902 | -79,763 (-12.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $701,128 | $216,175 | $484,953 | — | $701,128 | $560,902 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $877,911 | $297,240 | $580,671 | — | $877,911 | $702,329 | ~$17,497 | Partial |
| 2024 | $625,920 | — | — | −$350,920 | $275,000 | $— | $18,235 | Verified |
| 2023 | $— | — | — | — | $275,000 | $— | $13,543 | Verified |
| 2022 | $— | — | — | — | $68,750 | $— | $1,800 | Verified |
| 2021 | $— | — | — | — | $16,250 | $— | $453 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -8.8% | -8.8% | ~100% | Not available | Partial |
| 2025 | +7.1% | +7.1% | ~100% | Not available | Partial |
| 2024 | +31.0% | +31.0% | ~100% | 2.2200% | Verified |
| 2023 | +810.4% ! | +810.4% | ~100% | 2.1600% | Verified |
| 2022 | +323.1% ! | +323.1% | ~100% | 2.6200% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +5302.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -20.1% | +10.1% | +47.3% | +40.3% | 2025 | -20.1% | 2026 |
| Assessment Ratio | 100.0% | 81.3% | — | 100.0% | 2025 | 43.9% | 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 |
$17,497 | $17,866 | ~$27,035 | $18,235 | 2024 | $17,497 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,231,352 | ~$965,702 | ~2.4429% | ~$23,591 | +40.3% |
| 2027 | ~$1,727,085 | ~$1,062,272 | ~2.3743% | ~$25,222 | +96.7% |
| 2028 | ~$2,422,398 | ~$1,168,500 | ~2.3058% | ~$26,943 | +175.9% |
| 2029 | ~$3,397,638 | ~$1,285,349 | ~2.2372% | ~$28,756 | +287.0% |
| 2030 | ~$4,765,504 | ~$1,413,884 | ~2.1687% | ~$30,662 | +442.8% |
| 2026 | ~$1,213,794 | ~$965,702 | ~2.5114% | ~$24,253 | +38.3% |
| 2027 | ~$1,678,182 | ~$1,062,272 | ~2.5114% | ~$26,678 | +91.2% |
| 2028 | ~$2,320,243 | ~$1,168,500 | ~2.5114% | ~$29,346 | +164.3% |
| 2029 | ~$3,207,952 | ~$1,285,349 | ~2.5114% | ~$32,281 | +265.4% |
| 2030 | ~$4,435,292 | ~$1,413,884 | ~2.5114% | ~$35,509 | +405.2% |
| 2026 | ~$1,248,910 | ~$965,702 | ~2.4086% | ~$23,260 | +42.3% |
| 2027 | ~$1,776,691 | ~$1,062,272 | ~2.3058% | ~$24,494 | +102.4% |
| 2028 | ~$2,527,508 | ~$1,168,500 | ~2.2029% | ~$25,741 | +187.9% |
| 2029 | ~$3,595,615 | ~$1,285,349 | ~2.1001% | ~$26,994 | +309.6% |
| 2030 | ~$5,115,096 | ~$1,413,884 | ~1.9973% | ~$28,239 | +482.6% |
In 2025, this property's market value of $877,911 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 10× 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 | $877,911 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $625,920 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +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.