MODENA BAY BN TX 78641
| Owner | NAIR RATISH & RESMI KURUPPATH |
|---|---|
| Parcel ID | 0510580405 |
| Short ID | 945822 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 3,151 SF |
| Land SF | 7,891 SF |
| Acres | 0.181 |
| Year Built | 2021 |
| Legal | LOT 1 BLK K TRAVISSO PHS 3 SEC 6 |
| Neighborhood | T4500 |
| Land | $364,986 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $364,986 |
| Improvement | $356,306 |
|---|---|
| Total Improvement | $356,306 |
| Market | $721,292 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $721,292 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $721,292 |
| Exemptions (−) (HS) | −$144,258 |
|---|---|
| Taxable Value | $577,034 |
Appreciation: Market value has risen +189.3% from $249,333 (2023) to $721,292 (2025), a CAGR of 70.1% 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.
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 $14,492. Leander ISD is the largest single contributor, at 39.9% 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 51% of market value ($364,986 land vs $356,306 improvements), about $46/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Forward Outlook: Holding the +70.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $10,266,904 by 2030, with an estimated annual tax burden around $25,192. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 3,151 SF | ✗ |
| 1ST | 1st Floor | 1,791 SF | ✓ |
| 2ND | 2nd Floor | 1,360 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 595 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 241 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 411% 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% | $6,318.06 | $6,318.06 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $2,979.72 | $2,979.72 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $2,957.30 | $2,957.30 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,168.75 | $2,168.75 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $738.36 | $738.36 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $681.03 | $681.03 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $15,843.22 | $15,843.22 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $734,000 | $721,292 | +1.8% |
| Assessed Value | $734,000 | $721,292 | +1.8% |
| Land Value | $265,444 | $364,986 | -27.3% |
| Improvement Value | $468,556 | $356,306 | +31.5% |
| Taxable Value | $587,200 | $577,034 | +1.8% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$14,747
Estimated
|
~$15,843
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $778,605 | $734,000 | -44,605 (-5.7%) |
| Taxable Value | $622,884 | $587,200 | -35,684 (-5.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $734,000 | $265,444 | $468,556 | — | $734,000 | $587,200 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $721,292 | $364,986 | $356,306 | — | $721,292 | $577,034 | ~$15,843 | Partial |
| 2024 | $602,821 | — | — | −$259,071 | $343,750 | $— | $14,544 | Verified |
| 2023 | $249,333 | — | — | — | $275,000 ! | $— | $14,355 | Verified |
| 2022 | $— | — | — | — | $220,000 | $— | $6,506 | Verified |
| 2021 | $— | — | — | — | $48,750 | $— | $1,358 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +7.9% | +7.9% | ~100% | Not available | Partial |
| 2025 | +0.2% | +8.8% | ~100% | Not available | Partial |
| 2024 | -0.9% | -8.7% | 92.1% | 2.0200% | Verified |
| 2023 | +191.2% ! | +191.2% | ~100% | 1.9800% | Verified |
| 2022 | +411.5% ! | +411.5% | ~100% | 2.6100% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1379.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.8% | +54.4% | +69.5% | +141.8% | 2024 | +1.8% | 2026 |
| Assessment Ratio | 100.0% | 91.8% | — | 110.3% | 2023 | 57.0% | 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 |
$15,843 | $14,914 | ~$22,212 | $15,843 | 2025 | $14,355 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,226,809 | ~$793,421 | ~2.4429% | ~$19,382 | +70.1% |
| 2027 | ~$2,086,616 | ~$872,763 | ~2.3743% | ~$20,722 | +189.3% |
| 2028 | ~$3,549,018 | ~$960,040 | ~2.3058% | ~$22,136 | +392.0% |
| 2029 | ~$6,036,342 | ~$1,056,044 | ~2.2372% | ~$23,626 | +736.9% |
| 2030 | ~$10,266,904 | ~$1,161,648 | ~2.1687% | ~$25,192 | +1323.4% |
| 2026 | ~$1,212,383 | ~$793,421 | ~2.5114% | ~$19,926 | +68.1% |
| 2027 | ~$2,037,832 | ~$872,763 | ~2.5114% | ~$21,919 | +182.5% |
| 2028 | ~$3,425,287 | ~$960,040 | ~2.5114% | ~$24,111 | +374.9% |
| 2029 | ~$5,757,389 | ~$1,056,044 | ~2.5114% | ~$26,522 | +698.2% |
| 2030 | ~$9,677,300 | ~$1,161,648 | ~2.5114% | ~$29,174 | +1241.7% |
| 2026 | ~$1,241,234 | ~$793,421 | ~2.4086% | ~$19,110 | +72.1% |
| 2027 | ~$2,135,977 | ~$872,763 | ~2.3058% | ~$20,124 | +196.1% |
| 2028 | ~$3,675,692 | ~$960,040 | ~2.2029% | ~$21,149 | +409.6% |
| 2029 | ~$6,325,310 | ~$1,056,044 | ~2.1001% | ~$22,178 | +776.9% |
| 2030 | ~$10,884,902 | ~$1,161,648 | ~1.9973% | ~$23,201 | +1409.1% |
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.