DA VINCI TRL TX 78641
| Owner | RATNER ARMEN & DANA |
|---|---|
| Parcel ID | 0510580206 |
| Short ID | 945829 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 3,330 SF |
| Land SF | 6,652 SF |
| Acres | 0.153 |
| Year Built | 2022 |
| Legal | LOT 16 BLK M TRAVISSO PHS 3 SEC 6 |
| Neighborhood | T4500 |
| Land | $361,024 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $361,024 |
| Improvement | $546,349 |
|---|---|
| Total Improvement | $546,349 |
| Market | $907,373 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $907,373 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $907,373 |
| Taxable Value | $907,373 |
|---|
Appreciation: Market value has risen +19.3% from $760,391 (2024) to $907,373 (2025), a CAGR of 19.3% 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.
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 $22,788. 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 40% of market value ($361,024 land vs $546,349 improvements), about $54/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Forward Outlook: Holding the +19.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,195,484 by 2030, with an estimated annual tax burden around $31,691. 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 | 3,330 SF | ✗ |
| 1ST | 1st Floor | 1,794 SF | ✓ |
| 2ND | 2nd Floor | 1,536 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 607 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 286 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 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% | $9,862.24 | $9,862.24 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $3,786.30 | $3,786.30 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $3,720.23 | $3,720.23 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,410.32 | $3,410.32 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,070.91 | $1,070.91 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $938.22 | $938.22 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $22,788.22 | $22,788.22 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $812,681 | $907,373 | -10.4% |
| Assessed Value | $812,681 | $907,373 | -10.4% |
| Land Value | $262,563 | $361,024 | -27.3% |
| Improvement Value | $550,118 | $546,349 | +0.7% |
| Taxable Value | $812,681 | $907,373 | -10.4% |
| Total Tax 2026 = estimate |
~$20,410
Estimated
|
~$22,788
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $812,681 | $812,681 | +0 (+0.0%) |
| Taxable Value | $812,681 | $812,681 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $812,681 | $262,563 | $550,118 | — | $812,681 | $812,681 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $907,373 | $361,024 | $546,349 | — | $907,373 | $907,373 | ~$22,788 | Partial |
| 2024 | $760,391 | — | — | −$416,641 | $343,750 | $— | $18,630 | Verified |
| 2023 | $— | — | — | — | $275,000 | $— | $16,675 | Verified |
| 2022 | $— | — | — | — | $206,250 | $— | $5,399 | Verified |
| 2021 | $— | — | — | — | $48,750 | $— | $1,358 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -10.4% | -10.4% | ~100% | Not available | Partial |
| 2025 | -5.0% | +8.5% | ~100% | Not available | Partial |
| 2024 | +25.6% | +10.0% | 87.6% | 1.9500% | Verified |
| 2023 | +268.7% ! | +268.7% | ~100% | 2.1900% | 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): +1761.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -10.4% | +4.5% | +22.1% | +19.3% | 2025 | -10.4% | 2026 |
| Assessment Ratio | 100.0% | 81.7% | — | 100.0% | 2025 | 45.2% | 2024 |
| 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 |
$22,788 | $20,709 | ~$27,942 | $22,788 | 2025 | $18,630 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,082,766 | ~$998,110 | ~2.4429% | ~$24,383 | +19.3% |
| 2027 | ~$1,292,063 | ~$1,097,921 | ~2.3743% | ~$26,068 | +42.4% |
| 2028 | ~$1,541,816 | ~$1,207,713 | ~2.3058% | ~$27,847 | +69.9% |
| 2029 | ~$1,839,846 | ~$1,328,485 | ~2.2372% | ~$29,721 | +102.8% |
| 2030 | ~$2,195,484 | ~$1,461,333 | ~2.1687% | ~$31,691 | +142.0% |
| 2026 | ~$1,064,619 | ~$998,110 | ~2.5114% | ~$25,067 | +17.3% |
| 2027 | ~$1,249,115 | ~$1,097,921 | ~2.5114% | ~$27,574 | +37.7% |
| 2028 | ~$1,465,584 | ~$1,207,713 | ~2.5114% | ~$30,331 | +61.5% |
| 2029 | ~$1,719,567 | ~$1,328,485 | ~2.5114% | ~$33,364 | +89.5% |
| 2030 | ~$2,017,564 | ~$1,461,333 | ~2.5114% | ~$36,701 | +122.4% |
| 2026 | ~$1,100,914 | ~$998,110 | ~2.4086% | ~$24,041 | +21.3% |
| 2027 | ~$1,335,736 | ~$1,097,921 | ~2.3058% | ~$25,316 | +47.2% |
| 2028 | ~$1,620,646 | ~$1,207,713 | ~2.2029% | ~$26,605 | +78.6% |
| 2029 | ~$1,966,327 | ~$1,328,485 | ~2.1001% | ~$27,900 | +116.7% |
| 2030 | ~$2,385,740 | ~$1,461,333 | ~1.9973% | ~$29,187 | +162.9% |
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.