MODENA BAY BN TX 78641
| Owner | SUN LULU & DAVID M TIAN |
|---|---|
| Parcel ID | 0510580225 |
| Short ID | 945848 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 3,587 SF |
| Land SF | 9,916 SF |
| Acres | 0.228 |
| Year Built | 2021 |
| Legal | LOT 8 BLK N TRAVISSO PHS 3 SEC 6 |
| Neighborhood | T4500 |
| Land | $371,461 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $371,461 |
| Improvement | $450,956 |
|---|---|
| Total Improvement | $450,956 |
| Market | $822,417 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $822,417 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $822,417 |
| Exemptions (−) (HS) | −$164,483 |
|---|---|
| Taxable Value | $657,934 |
Appreciation: Market value has risen +220.2% from $256,829 (2023) to $822,417 (2025), a CAGR of 78.9% 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 $16,524. Leander ISD is the largest single contributor, at 40.6% 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 45% of market value ($371,461 land vs $450,956 improvements), about $37/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Forward Outlook: Holding the +79.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $15,090,795 by 2030, with an estimated annual tax burden around $28,724. 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 | 3,587 SF | ✗ |
| 1ST | 1st Floor | 2,177 SF | ✓ |
| 2ND | 2nd Floor | 1,410 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 400 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 199 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 136 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 427% 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% | $7,417.19 | $7,417.19 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $3,397.48 | $3,397.48 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $3,371.91 | $3,371.91 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,472.81 | $2,472.81 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $841.88 | $841.88 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $776.51 | $776.51 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $18,277.78 | $18,277.78 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $810,364 | $822,417 | -1.5% |
| Assessed Value | $810,364 | $822,417 | -1.5% |
| Land Value | $378,215 | $371,461 | +1.8% |
| Improvement Value | $432,149 | $450,956 | -4.2% |
| Taxable Value | $648,291 | $657,934 | -1.5% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$16,282
Estimated
|
~$18,278
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $942,612 | $810,364 | -132,248 (-14.0%) |
| Taxable Value | $723,727 | $648,291 | -75,436 (-10.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $810,364 | $378,215 | $432,149 | — | $810,364 | $648,291 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $822,417 | $371,461 | $450,956 | — | $822,417 | $657,934 | ~$18,278 | Partial |
| 2024 | $795,964 | — | — | −$452,214 | $343,750 | $— | $19,493 | Verified |
| 2023 | $256,829 | — | — | — | $275,000 ! | $— | $17,507 | Verified |
| 2022 | $— | — | — | — | $220,000 | $— | $6,367 | Verified |
| 2021 | $— | — | — | — | $48,750 | $— | $1,358 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +14.6% | +10.0% | 96.0% | Not available | Partial |
| 2025 | -5.8% | -5.8% | ~100% | Not available | Partial |
| 2024 | +9.7% | +9.7% | ~100% | 2.2300% | Verified |
| 2023 | +209.9% ! | +209.9% | ~100% | 2.2000% | Verified |
| 2022 | +426.8% ! | +426.8% | ~100% | 2.4800% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1587.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.5% | +70.6% | +79.5% | +209.9% | 2024 | -1.5% | 2026 |
| Assessment Ratio | 100.0% | 87.6% | — | 107.1% | 2023 | 43.2% | 2024 |
| Effective Tax Rate (2025) | 2.2200% | 2.2200% | — | 2.2200% | 2025 | 2.2200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$18,278 | $18,426 | ~$25,326 | $19,493 | 2024 | $17,507 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,471,689 | ~$904,659 | ~2.4429% | ~$22,100 | +78.9% |
| 2027 | ~$2,633,541 | ~$995,125 | ~2.3743% | ~$23,628 | +220.2% |
| 2028 | ~$4,712,638 | ~$1,094,637 | ~2.3058% | ~$25,240 | +473.0% |
| 2029 | ~$8,433,117 | ~$1,204,101 | ~2.2372% | ~$26,938 | +925.4% |
| 2030 | ~$15,090,795 | ~$1,324,511 | ~2.1687% | ~$28,724 | +1734.9% |
| 2026 | ~$1,455,241 | ~$904,659 | ~2.5114% | ~$22,720 | +76.9% |
| 2027 | ~$2,575,002 | ~$995,125 | ~2.5114% | ~$24,992 | +213.1% |
| 2028 | ~$4,556,385 | ~$1,094,637 | ~2.5114% | ~$27,491 | +454.0% |
| 2029 | ~$8,062,379 | ~$1,204,101 | ~2.5114% | ~$30,240 | +880.3% |
| 2030 | ~$14,266,125 | ~$1,324,511 | ~2.5114% | ~$33,264 | +1634.7% |
| 2026 | ~$1,488,137 | ~$904,659 | ~2.4086% | ~$21,790 | +80.9% |
| 2027 | ~$2,692,738 | ~$995,125 | ~2.3058% | ~$22,945 | +227.4% |
| 2028 | ~$4,872,423 | ~$1,094,637 | ~2.2029% | ~$24,114 | +492.5% |
| 2029 | ~$8,816,496 | ~$1,204,101 | ~2.1001% | ~$25,287 | +972.0% |
| 2030 | ~$15,953,169 | ~$1,324,511 | ~1.9973% | ~$26,454 | +1839.8% |
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.