4613 MODENA BAY BN TX 78641
| Owner | GUPTA VIKHYAT & JASLEEN KAUR SANDHU |
|---|---|
| Parcel ID | 0510580424 |
| Short ID | 947428 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,769 SF |
| Land SF | 11,079 SF |
| Acres | 0.254 |
| Year Built | 2021 |
| Legal | LOT 7 BLK K TRAVISSO PHS 3 SEC 8 |
| Neighborhood | T4500 |
| Land | $375,180 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $375,180 |
| Improvement | $290,895 |
|---|---|
| Total Improvement | $290,895 |
| Market | $666,075 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $666,075 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $666,075 |
| Exemptions (−) (HS) | −$133,215 |
|---|---|
| Taxable Value | $532,860 |
Appreciation: Market value has risen +170.5% from $246,270 (2023) to $666,075 (2025), a CAGR of 64.5% 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 $13,383. Leander ISD is the largest single contributor, at 39.4% 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 56% of market value ($375,180 land vs $290,895 improvements), about $34/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $666,075, 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 +64.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $8,013,130 by 2030, with an estimated annual tax burden around $23,264. 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 | 2,769 SF | ✗ |
| 1ST | 1st Floor | 1,651 SF | ✓ |
| 2ND | 2nd Floor | 1,118 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 432 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 398 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 1416% 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% | $5,717.91 | $5,717.91 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $2,751.62 | $2,751.62 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $2,730.91 | $2,730.91 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,002.73 | $2,002.73 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $681.83 | $681.83 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $628.90 | $628.90 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $14,513.90 | $14,513.90 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $654,903 | $666,075 | -1.7% |
| Assessed Value | $654,903 | $666,075 | -1.7% |
| Land Value | $272,858 | $375,180 | -27.3% |
| Improvement Value | $382,045 | $290,895 | +31.3% |
| Taxable Value | $509,940 | $532,860 | -4.3% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$12,807
Estimated
|
~$14,514
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $729,883 | $654,903 | -74,980 (-10.3%) |
| Taxable Value | $569,924 | $509,940 | -59,984 (-10.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $654,903 | $272,858 | $382,045 | — | $654,903 | $509,940 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $666,075 | $375,180 | $290,895 | — | $666,075 | $532,860 | ~$14,514 | Partial |
| 2024 | $720,379 | — | — | −$376,629 | $343,750 | $— | $13,411 | Verified |
| 2023 | $246,270 | — | — | — | $275,000 ! | $— | $15,739 | Verified |
| 2022 | $— | — | — | — | $220,000 | $— | $6,446 | Verified |
| 2021 | $— | — | — | — | $16,250 | $— | $453 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +9.6% | +9.6% | ~100% | Not available | Partial |
| 2025 | +2.3% | +2.3% | ~100% | Not available | Partial |
| 2024 | -9.7% | -9.7% | ~100% | 2.0600% | Verified |
| 2023 | +192.5% ! | +192.5% | ~100% | 2.1800% | Verified |
| 2022 | +1415.5% ! | +1415.5% | ~100% | 2.6200% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +3998.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.7% | +61.1% | +65.0% | +192.5% | 2024 | -7.5% | 2025 |
| Assessment Ratio | 100.0% | 89.8% | — | 111.7% | 2023 | 47.7% | 2024 |
| Effective Tax Rate (2025) | 2.1800% | 2.1800% | — | 2.1800% | 2025 | 2.1800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$14,514 | $14,554 | ~$20,512 | $15,739 | 2023 | $13,411 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,095,416 | ~$732,683 | ~2.4429% | ~$17,899 | +64.5% |
| 2027 | ~$1,801,502 | ~$805,951 | ~2.3743% | ~$19,136 | +170.5% |
| 2028 | ~$2,962,720 | ~$886,546 | ~2.3058% | ~$20,442 | +344.8% |
| 2029 | ~$4,872,439 | ~$975,200 | ~2.2372% | ~$21,817 | +631.5% |
| 2030 | ~$8,013,130 | ~$1,072,720 | ~2.1687% | ~$23,264 | +1103.0% |
| 2026 | ~$1,082,094 | ~$732,683 | ~2.5114% | ~$18,401 | +62.5% |
| 2027 | ~$1,757,952 | ~$805,951 | ~2.5114% | ~$20,241 | +163.9% |
| 2028 | ~$2,855,939 | ~$886,546 | ~2.5114% | ~$22,265 | +328.8% |
| 2029 | ~$4,639,710 | ~$975,200 | ~2.5114% | ~$24,492 | +596.6% |
| 2030 | ~$7,537,594 | ~$1,072,720 | ~2.5114% | ~$26,941 | +1031.6% |
| 2026 | ~$1,108,737 | ~$732,683 | ~2.4086% | ~$17,648 | +66.5% |
| 2027 | ~$1,845,585 | ~$805,951 | ~2.3058% | ~$18,583 | +177.1% |
| 2028 | ~$3,072,130 | ~$886,546 | ~2.2029% | ~$19,530 | +361.2% |
| 2029 | ~$5,113,815 | ~$975,200 | ~2.1001% | ~$20,480 | +667.8% |
| 2030 | ~$8,512,370 | ~$1,072,720 | ~1.9973% | ~$21,425 | +1178.0% |
In 2025, this property's market value of $666,075 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 8× 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 | $666,075 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $720,379 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | $246,270 | $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.