MODENA BAY BN TX 78641
| Owner | PERABATHINI VISHNU VARDHAN & ANUSHA |
|---|---|
| Parcel ID | 0510580229 |
| Short ID | 945852 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 3,111 SF |
| Land SF | 8,100 SF |
| Acres | 0.186 |
| Year Built | 2021 |
| Legal | LOT 2 BLK O TRAVISSO PHS 3 SEC 6 |
| Neighborhood | T4500 |
| Land | $292,523 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $292,523 |
| Improvement | $457,508 |
|---|---|
| Total Improvement | $457,508 |
| Market | $750,031 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $750,031 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $750,031 |
| Exemptions (−) (HS) | −$150,006 |
|---|---|
| Taxable Value | $600,025 |
Appreciation: Market value has risen +212.0% from $240,365 (2023) to $750,031 (2025), a CAGR of 76.6% 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 $15,069. Leander ISD is the largest single contributor, at 40.1% 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 39% of market value ($292,523 land vs $457,508 improvements), about $36/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Forward Outlook: Holding the +76.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $12,900,281 by 2030, with an estimated annual tax burden around $26,196. 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 | 3,111 SF | ✗ |
| 1ST | 1st Floor | 2,160 SF | ✓ |
| 2ND | 2nd Floor | 951 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 475 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 329 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 393% 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% | $6,630.43 | $6,630.43 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $3,098.45 | $3,098.45 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $3,075.13 | $3,075.13 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,255.16 | $2,255.16 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $767.78 | $767.78 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $708.17 | $708.17 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $16,535.12 | $16,535.12 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $852,973 | $750,031 | +13.7% |
| Assessed Value | $825,034 | $750,031 | +10.0% |
| Land Value | $372,302 | $292,523 | +27.3% |
| Improvement Value | $480,671 | $457,508 | +5.1% |
| Taxable Value | $660,027 | $600,025 | +10.0% |
| Exemptions | HS | HS | |
| HS Cap Loss | -$27,939 | — | |
| Total Tax 2026 = estimate |
~$16,576
Estimated
|
~$16,535
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $893,165 | $852,973 | -40,192 (-4.5%) |
| Taxable Value | $660,027 | $660,027 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $852,973 | $372,302 | $480,671 | −$27,939 | $825,034 | $660,027 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $750,031 | $292,523 | $457,508 | — | $750,031 | $600,025 | ~$16,535 | Partial |
| 2024 | $787,269 | — | — | −$512,269 | $275,000 | $— | $18,310 | Verified |
| 2023 | $240,365 | — | — | — | $275,000 ! | $— | $17,303 | Verified |
| 2022 | $— | — | — | — | $220,000 | $— | $6,279 | Verified |
| 2021 | $— | — | — | — | $48,750 | $— | $1,358 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +19.1% | +10.0% | 92.4% | Not available | Partial |
| 2025 | -8.9% | -8.9% | ~100% | Not available | Partial |
| 2024 | +4.5% | +4.5% | ~100% | 2.2300% | Verified |
| 2023 | +227.5% ! | +227.5% | ~100% | 2.2000% | Verified |
| 2022 | +393.1% ! | +393.1% | ~100% | 2.6100% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1438.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +13.7% | +78.8% | +72.4% | +227.5% | 2024 | -4.7% | 2025 |
| Assessment Ratio | 96.7% | 86.5% | — | 114.4% | 2023 | 34.9% | 2024 |
| Effective Tax Rate (2025) | 2.2000% | 2.2000% | — | 2.2000% | 2025 | 2.2000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$16,535 | $17,383 | ~$23,097 | $18,310 | 2024 | $16,535 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,324,900 | ~$825,034 | ~2.4429% | ~$20,155 | +76.6% |
| 2027 | ~$2,340,384 | ~$907,538 | ~2.3743% | ~$21,548 | +212.0% |
| 2028 | ~$4,134,197 | ~$998,291 | ~2.3058% | ~$23,018 | +451.2% |
| 2029 | ~$7,302,897 | ~$1,098,120 | ~2.2372% | ~$24,567 | +873.7% |
| 2030 | ~$12,900,281 | ~$1,207,932 | ~2.1687% | ~$26,196 | +1620.0% |
| 2026 | ~$1,309,900 | ~$825,034 | ~2.5114% | ~$20,720 | +74.6% |
| 2027 | ~$2,287,688 | ~$907,538 | ~2.5114% | ~$22,792 | +205.0% |
| 2028 | ~$3,995,358 | ~$998,291 | ~2.5114% | ~$25,072 | +432.7% |
| 2029 | ~$6,977,736 | ~$1,098,120 | ~2.5114% | ~$27,579 | +830.3% |
| 2030 | ~$12,186,342 | ~$1,207,932 | ~2.5114% | ~$30,337 | +1524.8% |
| 2026 | ~$1,339,901 | ~$825,034 | ~2.4086% | ~$19,872 | +78.6% |
| 2027 | ~$2,393,680 | ~$907,538 | ~2.3058% | ~$20,926 | +219.1% |
| 2028 | ~$4,276,216 | ~$998,291 | ~2.2029% | ~$21,992 | +470.1% |
| 2029 | ~$7,639,292 | ~$1,098,120 | ~2.1001% | ~$23,062 | +918.5% |
| 2030 | ~$13,647,296 | ~$1,207,932 | ~1.9973% | ~$24,126 | +1719.6% |
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.