1037 VILLA RIALTO VW TX 78641
| Owner | HALL MELISSA & ALVIN IRBY |
|---|---|
| Parcel ID | 0510580233 |
| Short ID | 947401 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,959 SF |
| Land SF | 7,005 SF |
| Acres | 0.161 |
| Year Built | 2021 |
| Legal | LOT 3 BLK M TRAVISSO PHS 3 SEC 8 |
| Neighborhood | T4500 |
| Land | $362,153 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $362,153 |
| Improvement | $500,799 |
|---|---|
| Total Improvement | $500,799 |
| Market | $862,952 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $862,952 |
| Value Limitation Adjustment (−) (homestead cap) | −$231,177 |
| Net Appraised (assessed) | $631,775 |
| Exemptions (−) (HS) | −$63,178 |
|---|---|
| Taxable Value | $568,597 |
Appreciation: Market value has risen +224.3% from $266,069 (2023) to $862,952 (2025), a CAGR of 80.1% 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 $14,280. Leander ISD is the largest single contributor, at 41.3% of the total 2025 levy.
Assessment Gap: Assessed value ($631,775) is $231,177 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 42% of market value ($362,153 land vs $500,799 improvements), about $52/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Submarket Position: At $862,952, 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 +80.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $16,348,110 by 2030, with an estimated annual tax burden around $22,066. 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.
12 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,973 SF | ✗ |
| 1ST | 1st Floor | 1,794 SF | ✓ |
| 2ND | 2nd Floor | 1,165 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 607 SF | ✓ |
| 612 | TERRACE UNCOVERD | 390 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 230 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
| 604 | POOL RES CONC | 1 SF | ✗ |
| 447 | SPA CONCRETE | 1 SF | ✗ |
Market value changed by 1537% 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% | $6,105.93 | $6,105.93 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $2,623.10 | $2,623.10 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $2,590.28 | $2,590.28 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,137.04 | $2,137.04 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $671.08 | $671.08 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $649.99 | $649.99 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $14,777.42 | $14,777.42 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $659,738 | $862,952 | -23.5% |
| Assessed Value | $659,738 | $631,775 | +4.4% |
| Land Value | $263,384 | $362,153 | -27.3% |
| Improvement Value | $396,354 | $500,799 | -20.9% |
| Taxable Value | $593,764 | $568,597 | +4.4% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$14,912
Estimated
|
~$14,777
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $742,204 | $659,738 | -82,466 (-11.1%) |
| Taxable Value | $625,457 | $593,764 | -31,693 (-5.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $659,738 | $263,384 | $396,354 | — | $659,738 | $593,764 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $862,952 | $362,153 | $500,799 | −$231,177 | $631,775 | $568,597 | ~$14,777 | Partial |
| 2024 | $824,557 | — | — | −$480,807 | $343,750 | $— | $13,270 | Verified |
| 2023 | $266,069 | — | — | — | $275,000 ! | $— | $11,882 | Verified |
| 2022 | $— | — | — | — | — | $— | $6,964 | Verified |
| 2021 | $— | — | — | — | $16,250 | $— | $453 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -14.0% | +10.0% | 93.6% | Not available | Partial |
| 2025 | -5.2% | +10.0% | 73.2% | Not available | Partial |
| 2024 | +10.4% | +10.0% | 63.1% | 1.4600% | Verified |
| 2023 | +209.9% ! | +96.2% | 63.3% | 1.4400% | Verified |
| 2022 | +1537.3% ! | +1537.3% | ~100% | 2.6200% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +5210.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -23.5% | +63.7% | +91.2% | +209.9% | 2024 | -23.5% | 2026 |
| Assessment Ratio | 100.0% | 79.6% | — | 103.4% | 2023 | 41.7% | 2024 |
| Effective Tax Rate (2025) | 1.7100% | 1.7100% | — | 1.7100% | 2025 | 1.7100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$14,777 | $13,310 | ~$19,455 | $14,777 | 2025 | $11,882 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,554,114 | ~$694,952 | ~2.4429% | ~$16,977 | +80.1% |
| 2027 | ~$2,798,846 | ~$764,448 | ~2.3743% | ~$18,151 | +224.3% |
| 2028 | ~$5,040,518 | ~$840,893 | ~2.3058% | ~$19,389 | +484.1% |
| 2029 | ~$9,077,607 | ~$924,982 | ~2.2372% | ~$20,694 | +951.9% |
| 2030 | ~$16,348,110 | ~$1,017,480 | ~2.1687% | ~$22,066 | +1794.4% |
| 2026 | ~$1,536,855 | ~$694,952 | ~2.5114% | ~$17,453 | +78.1% |
| 2027 | ~$2,737,027 | ~$764,448 | ~2.5114% | ~$19,199 | +217.2% |
| 2028 | ~$4,874,445 | ~$840,893 | ~2.5114% | ~$21,119 | +464.9% |
| 2029 | ~$8,681,033 | ~$924,982 | ~2.5114% | ~$23,230 | +906.0% |
| 2030 | ~$15,460,289 | ~$1,017,480 | ~2.5114% | ~$25,554 | +1691.6% |
| 2026 | ~$1,571,373 | ~$694,952 | ~2.4086% | ~$16,739 | +82.1% |
| 2027 | ~$2,861,356 | ~$764,448 | ~2.3058% | ~$17,626 | +231.6% |
| 2028 | ~$5,210,321 | ~$840,893 | ~2.2029% | ~$18,524 | +503.8% |
| 2029 | ~$9,487,615 | ~$924,982 | ~2.1001% | ~$19,426 | +999.4% |
| 2030 | ~$17,276,258 | ~$1,017,480 | ~1.9973% | ~$20,322 | +1902.0% |
In 2025, this property's market value of $862,952 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 | $862,952 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $824,557 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | $266,069 | $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.