4537 MODENA BAY BN TX 78641
| Owner | MAREDIYA MAHENDI MAHMMAD |
|---|---|
| Parcel ID | 0510580421 |
| Short ID | 947425 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 3,316 SF |
| Land SF | 6,542 SF |
| Acres | 0.150 |
| Year Built | 2021 |
| Legal | LOT 10 BLK K TRAVISSO PHS 3 SEC 8 |
| Neighborhood | T4500 |
| Land | $360,672 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $360,672 |
| Improvement | $462,420 |
|---|---|
| Total Improvement | $462,420 |
| Market | $823,092 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $823,092 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $823,092 |
| Exemptions (−) (HS) | −$164,618 |
|---|---|
| Taxable Value | $658,474 |
Appreciation: Market value has risen +224.0% from $254,018 (2023) to $823,092 (2025), a CAGR of 80.0% 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 $16,537. Leander ISD is the largest single contributor, at 40.6% 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 44% of market value ($360,672 land vs $462,420 improvements), about $55/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Submarket Position: At $823,092, 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 +80.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $15,556,364 by 2030, with an estimated annual tax burden around $28,748. 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 | 3,316 SF | ✗ |
| 1ST | 1st Floor | 1,976 SF | ✓ |
| 2ND | 2nd Floor | 1,340 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 430 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 234 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 1463% 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% | $7,424.53 | $7,424.53 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $3,400.27 | $3,400.27 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $3,374.68 | $3,374.68 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,474.84 | $2,474.84 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $842.57 | $842.57 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $777.15 | $777.15 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $18,294.04 | $18,294.04 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $725,000 | $823,092 | -11.9% |
| Assessed Value | $725,000 | $823,092 | -11.9% |
| Land Value | $262,307 | $360,672 | -27.3% |
| Improvement Value | $462,693 | $462,420 | +0.1% |
| Taxable Value | $580,000 | $658,474 | -11.9% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$14,566
Estimated
|
~$18,294
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $799,484 | $725,000 | -74,484 (-9.3%) |
| Taxable Value | $639,587 | $580,000 | -59,587 (-9.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $725,000 | $262,307 | $462,693 | — | $725,000 | $580,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $823,092 | $360,672 | $462,420 | — | $823,092 | $658,474 | ~$18,294 | Partial |
| 2024 | $809,935 | — | — | −$466,185 | $343,750 | $— | $20,834 | Verified |
| 2023 | $254,018 | — | — | — | $275,000 ! | $— | $18,942 | Verified |
| 2022 | $— | — | — | — | $220,000 | $— | $6,634 | Verified |
| 2021 | $— | — | — | — | $16,250 | $— | $453 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -2.9% | -2.9% | ~100% | Not available | Partial |
| 2025 | -6.9% | -6.9% | ~100% | Not available | Partial |
| 2024 | +9.1% | +9.1% | ~100% | 2.3600% | Verified |
| 2023 | +218.8% ! | +218.8% | ~100% | 2.3400% | Verified |
| 2022 | +1463.2% ! | +1463.2% | ~100% | 2.6100% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +4965.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -11.9% | +69.5% | +84.9% | +218.8% | 2024 | -11.9% | 2026 |
| Assessment Ratio | 100.0% | 87.7% | — | 108.3% | 2023 | 42.4% | 2024 |
| Effective Tax Rate (2025) | 2.2200% | 2.2200% | — | 2.2200% | 2025 | 2.2200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$18,294 | $19,357 | ~$25,347 | $20,834 | 2024 | $18,294 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,481,632 | ~$905,401 | ~2.4429% | ~$22,118 | +80.0% |
| 2027 | ~$2,667,057 | ~$995,941 | ~2.3743% | ~$23,647 | +224.0% |
| 2028 | ~$4,800,917 | ~$1,095,535 | ~2.3058% | ~$25,261 | +483.3% |
| 2029 | ~$8,642,038 | ~$1,205,089 | ~2.2372% | ~$26,961 | +949.9% |
| 2030 | ~$15,556,364 | ~$1,325,598 | ~2.1687% | ~$28,748 | +1790.0% |
| 2026 | ~$1,465,170 | ~$905,401 | ~2.5114% | ~$22,739 | +78.0% |
| 2027 | ~$2,608,121 | ~$995,941 | ~2.5114% | ~$25,013 | +216.9% |
| 2028 | ~$4,642,665 | ~$1,095,535 | ~2.5114% | ~$27,514 | +464.1% |
| 2029 | ~$8,264,318 | ~$1,205,089 | ~2.5114% | ~$30,265 | +904.1% |
| 2030 | ~$14,711,152 | ~$1,325,598 | ~2.5114% | ~$33,292 | +1687.3% |
| 2026 | ~$1,498,094 | ~$905,401 | ~2.4086% | ~$21,808 | +82.0% |
| 2027 | ~$2,726,651 | ~$995,941 | ~2.3058% | ~$22,964 | +231.3% |
| 2028 | ~$4,962,725 | ~$1,095,535 | ~2.2029% | ~$24,134 | +502.9% |
| 2029 | ~$9,032,560 | ~$1,205,089 | ~2.1001% | ~$25,308 | +997.4% |
| 2030 | ~$16,439,986 | ~$1,325,598 | ~1.9973% | ~$26,476 | +1897.3% |
In 2025, this property's market value of $823,092 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 | $823,092 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $809,935 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | $254,018 | $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.