1124 VILLA RIALTO VW TX 78641
| Owner | DURAISAMI VANNA NILAVAN & GAYATHRI KALIAPPAN |
|---|---|
| Parcel ID | 0510580407 |
| Short ID | 947411 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,561 SF |
| Land SF | 6,500 SF |
| Acres | 0.149 |
| Year Built | 2021 |
| Legal | LOT 24 BLK K TRAVISSO PHS 3 SEC 8 |
| Neighborhood | T4500 |
| Land | $360,538 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $360,538 |
| Improvement | $276,743 |
|---|---|
| Total Improvement | $276,743 |
| Market | $637,281 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $637,281 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $637,281 |
| Exemptions (−) (HS) | −$127,456 |
|---|---|
| Taxable Value | $509,825 |
Appreciation: Market value has risen +70.1% from $374,590 (2023) to $637,281 (2025), a CAGR of 30.4% 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 $12,804. Leander ISD is the largest single contributor, at 39.1% of the total 2025 levy.
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 57% of market value ($360,538 land vs $276,743 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 $637,281, 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 +30.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,405,847 by 2030, with an estimated annual tax burden around $22,258. 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 | 2,561 SF | ✗ |
| 1ST | 1st Floor | 1,476 SF | ✓ |
| 2ND | 2nd Floor | 1,085 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 360 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 354 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 2205% 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% | $5,404.95 | $5,404.95 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $2,632.67 | $2,632.67 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $2,612.85 | $2,612.85 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,916.15 | $1,916.15 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $652.36 | $652.36 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $601.71 | $601.71 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $13,820.69 | $13,820.69 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $617,488 | $637,281 | -3.1% |
| Assessed Value | $617,488 | $637,281 | -3.1% |
| Land Value | $262,209 | $360,538 | -27.3% |
| Improvement Value | $355,279 | $276,743 | +28.4% |
| Taxable Value | $493,990 | $509,825 | -3.1% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$12,406
Estimated
|
~$13,821
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $705,298 | $617,488 | -87,810 (-12.5%) |
| Taxable Value | $560,807 | $493,990 | -66,817 (-11.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $617,488 | $262,209 | $355,279 | — | $617,488 | $493,990 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $637,281 | $360,538 | $276,743 | — | $637,281 | $509,825 | ~$13,821 | Partial |
| 2024 | $697,729 | — | — | −$353,979 | $343,750 | $— | $13,043 | Verified |
| 2023 | $374,590 | — | — | −$99,590 | $275,000 | $— | $15,209 | Verified |
| 2022 | $— | — | — | — | $220,000 | $— | $9,726 | Verified |
| 2021 | $— | — | — | — | $16,250 | $— | $453 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +10.7% | +10.0% | 99.4% | Not available | Partial |
| 2025 | +0.5% | +0.5% | ~100% | Not available | Partial |
| 2024 | -9.1% | -9.1% | ~100% | 2.0600% | Verified |
| 2023 | +86.3% ! | +86.3% | ~100% | 2.1800% | Verified |
| 2022 | +2205.2% ! | +2205.2% | ~100% | 2.6000% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +3821.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -3.1% | +24.8% | +31.3% | +86.3% | 2024 | -8.7% | 2025 |
| Assessment Ratio | 100.0% | 80.7% | — | 100.0% | 2025 | 49.3% | 2024 |
| Effective Tax Rate (2025) | 2.1700% | 2.1700% | — | 2.1700% | 2025 | 2.1700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$13,821 | $14,024 | ~$19,625 | $15,209 | 2023 | $13,043 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$831,225 | ~$701,009 | ~2.4429% | ~$17,125 | +30.4% |
| 2027 | ~$1,084,191 | ~$771,110 | ~2.3743% | ~$18,309 | +70.1% |
| 2028 | ~$1,414,142 | ~$848,221 | ~2.3058% | ~$19,558 | +121.9% |
| 2029 | ~$1,844,508 | ~$933,043 | ~2.2372% | ~$20,874 | +189.4% |
| 2030 | ~$2,405,847 | ~$1,026,347 | ~2.1687% | ~$22,258 | +277.5% |
| 2026 | ~$818,479 | ~$701,009 | ~2.5114% | ~$17,605 | +28.4% |
| 2027 | ~$1,051,197 | ~$771,110 | ~2.5114% | ~$19,366 | +65.0% |
| 2028 | ~$1,350,083 | ~$848,221 | ~2.5114% | ~$21,303 | +111.9% |
| 2029 | ~$1,733,952 | ~$933,043 | ~2.5114% | ~$23,433 | +172.1% |
| 2030 | ~$2,226,966 | ~$1,026,347 | ~2.5114% | ~$25,776 | +249.4% |
| 2026 | ~$843,970 | ~$701,009 | ~2.4086% | ~$16,885 | +32.4% |
| 2027 | ~$1,117,695 | ~$771,110 | ~2.3058% | ~$17,780 | +75.4% |
| 2028 | ~$1,480,196 | ~$848,221 | ~2.2029% | ~$18,686 | +132.3% |
| 2029 | ~$1,960,268 | ~$933,043 | ~2.1001% | ~$19,595 | +207.6% |
| 2030 | ~$2,596,041 | ~$1,026,347 | ~1.9973% | ~$20,499 | +307.4% |
In 2025, this property's market value of $637,281 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 | $637,281 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $697,729 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | $374,590 | $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.