VILLA RIALTO VW TX 78641
| Owner | GEHANI TANYA & SUSHIL MENGHANI |
|---|---|
| Parcel ID | 0510580402 |
| Short ID | 945824 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,035 SF |
| Land SF | 6,500 SF |
| Acres | 0.149 |
| Year Built | 2021 |
| Legal | LOT 26 BLK K TRAVISSO PHS 3 SEC 6 |
| Neighborhood | T4500 |
| Land | $360,538 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $360,538 |
| Improvement | $233,011 |
|---|---|
| Total Improvement | $233,011 |
| Market | $593,549 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $593,549 |
| Value Limitation Adjustment (−) (homestead cap) | −$15,931 |
| Net Appraised (assessed) | $577,618 |
| Exemptions (−) (HS) | −$57,762 |
|---|---|
| Taxable Value | $519,856 |
Appreciation: Market value has risen +46.2% from $406,114 (2023) to $593,549 (2025), a CAGR of 20.9% 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. 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 $13,056. Leander ISD is the largest single contributor, at 41.0% of the total 2025 levy.
Assessment Gap: Assessed value ($577,618) is $15,931 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 61% of market value ($360,538 land vs $233,011 improvements), about $55/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $593,549, 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 +20.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,532,774 by 2030, with an estimated annual tax burden around $20,174. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,035 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,035 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 430 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 184 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 733% 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% | $5,517.30 | $5,517.30 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $2,398.24 | $2,398.24 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $2,368.23 | $2,368.23 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,953.85 | $1,953.85 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $613.55 | $613.55 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $594.27 | $594.27 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $13,445.44 | $13,445.44 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $613,000 | $593,549 | +3.3% |
| Assessed Value | $613,000 | $577,618 | +6.1% |
| Land Value | $262,209 | $360,538 | -27.3% |
| Improvement Value | $350,791 | $233,011 | +50.5% |
| Taxable Value | $551,700 | $519,856 | +6.1% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$13,856
Estimated
|
~$13,445
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $643,841 | $613,000 | -30,841 (-4.8%) |
| Taxable Value | $571,842 | $551,700 | -20,142 (-3.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $613,000 | $262,209 | $350,791 | — | $613,000 | $551,700 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $593,549 | $360,538 | $233,011 | −$15,931 | $577,618 | $519,856 | ~$13,445 | Partial |
| 2024 | $634,978 | — | — | −$291,228 | $343,750 | $— | $12,086 | Verified |
| 2023 | $406,114 | — | — | −$131,114 | $275,000 | $— | $14,570 | Verified |
| 2022 | $— | — | — | — | $275,000 | $— | $10,630 | Verified |
| 2021 | $— | — | — | — | $48,750 | $— | $1,358 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +8.5% | +10.0% | 98.7% | Not available | Partial |
| 2025 | +13.0% | +10.0% | 97.3% | Not available | Partial |
| 2024 | -17.3% | -17.3% | ~100% | 2.3000% | Verified |
| 2023 | +56.4% | +56.4% | ~100% | 2.2900% | Verified |
| 2022 | +733.1% ! | +733.1% | ~100% | 2.6200% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1117.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +3.3% | +17.7% | +20.1% | +56.4% | 2024 | -6.5% | 2025 |
| Assessment Ratio | 100.0% | 79.8% | — | 100.0% | 2026 | 54.1% | 2024 |
| Effective Tax Rate (2025) | 2.2700% | 2.2700% | — | 2.2700% | 2025 | 2.2700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$13,445 | $13,367 | ~$17,788 | $14,570 | 2023 | $12,086 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$717,564 | ~$635,380 | ~2.4429% | ~$15,522 | +20.9% |
| 2027 | ~$867,491 | ~$698,918 | ~2.3743% | ~$16,595 | +46.2% |
| 2028 | ~$1,048,744 | ~$768,810 | ~2.3058% | ~$17,727 | +76.7% |
| 2029 | ~$1,267,867 | ~$845,691 | ~2.2372% | ~$18,920 | +113.6% |
| 2030 | ~$1,532,774 | ~$930,260 | ~2.1687% | ~$20,174 | +158.2% |
| 2026 | ~$705,693 | ~$635,380 | ~2.5114% | ~$15,957 | +18.9% |
| 2027 | ~$839,026 | ~$698,918 | ~2.5114% | ~$17,553 | +41.4% |
| 2028 | ~$997,551 | ~$768,810 | ~2.5114% | ~$19,308 | +68.1% |
| 2029 | ~$1,186,027 | ~$845,691 | ~2.5114% | ~$21,239 | +99.8% |
| 2030 | ~$1,410,113 | ~$930,260 | ~2.5114% | ~$23,363 | +137.6% |
| 2026 | ~$729,435 | ~$635,380 | ~2.4086% | ~$15,304 | +22.9% |
| 2027 | ~$896,431 | ~$698,918 | ~2.3058% | ~$16,116 | +51.0% |
| 2028 | ~$1,101,659 | ~$768,810 | ~2.2029% | ~$16,936 | +85.6% |
| 2029 | ~$1,353,872 | ~$845,691 | ~2.1001% | ~$17,760 | +128.1% |
| 2030 | ~$1,663,826 | ~$930,260 | ~1.9973% | ~$18,580 | +180.3% |
In 2025, this property's market value of $593,549 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 7× 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 | $593,549 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $634,978 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | $406,114 | $25,000 | $71,500 | $271,439 | ↑ Top 25% | +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.