1009 VILLA RIALTO VW TX 78641
| Owner | VEMULAPALLI KALYAN & SUBHASHINI |
|---|---|
| Parcel ID | 0510580507 |
| Short ID | 947440 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 3,507 SF |
| Land SF | 8,436 SF |
| Acres | 0.194 |
| Year Built | 2021 |
| Legal | LOT 32 BLK G TRAVISSO PHS 3 SEC 8 |
| Neighborhood | T4500 |
| Land | $366,728 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $366,728 |
| Improvement | $542,443 |
|---|---|
| Total Improvement | $542,443 |
| Market | $909,171 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $909,171 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $909,171 |
| Exemptions (−) (HS) | −$181,834 |
|---|---|
| Taxable Value | $727,337 |
Appreciation: Market value has risen +148.3% from $366,227 (2023) to $909,171 (2025), a CAGR of 57.6% 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 $18,267. Leander ISD is the largest single contributor, at 41.0% 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 40% of market value ($366,728 land vs $542,443 improvements), about $43/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Submarket Position: At $909,171, 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 +57.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $8,828,433 by 2030, with an estimated annual tax burden around $31,754. 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 | 3,507 SF | ✗ |
| 1ST | 1st Floor | 2,401 SF | ✓ |
| 2ND | 2nd Floor | 1,106 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 684 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 379 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 2154% 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% | $8,360.12 | $8,360.12 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $3,755.87 | $3,755.87 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $3,727.60 | $3,727.60 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,733.66 | $2,733.66 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $930.68 | $930.68 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $858.42 | $858.42 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $20,366.35 | $20,366.35 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $740,634 | $909,171 | -18.5% |
| Assessed Value | $740,634 | $909,171 | -18.5% |
| Land Value | $266,712 | $366,728 | -27.3% |
| Improvement Value | $473,922 | $542,443 | -12.6% |
| Taxable Value | $592,507 | $727,337 | -18.5% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$14,881
Estimated
|
~$20,366
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $845,955 | $740,634 | -105,321 (-12.4%) |
| Taxable Value | $676,764 | $592,507 | -84,257 (-12.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $740,634 | $266,712 | $473,922 | — | $740,634 | $592,507 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $909,171 | $366,728 | $542,443 | — | $909,171 | $727,337 | ~$20,366 | Partial |
| 2024 | $816,500 | — | — | −$472,750 | $343,750 | $— | $20,085 | Verified |
| 2023 | $366,227 | — | — | −$91,227 | $275,000 | $— | $17,987 | Verified |
| 2022 | $— | — | — | — | $275,000 | $— | $9,558 | Verified |
| 2021 | $— | — | — | — | $16,250 | $— | $453 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -7.0% | -7.0% | ~100% | Not available | Partial |
| 2025 | -2.0% | +1.2% | ~100% | Not available | Partial |
| 2024 | +1.5% | -1.8% | 96.8% | 2.1600% | Verified |
| 2023 | +149.7% ! | +149.7% | ~100% | 1.9700% | Verified |
| 2022 | +2153.7% ! | +2153.7% | ~100% | 2.6100% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +5494.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -18.5% | +38.6% | +64.7% | +122.9% | 2024 | -18.5% | 2026 |
| Assessment Ratio | 100.0% | 79.3% | — | 100.0% | 2025 | 42.1% | 2024 |
| Effective Tax Rate (2025) | 2.2400% | 2.2400% | — | 2.2400% | 2025 | 2.2400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$20,366 | $19,479 | ~$27,997 | $20,366 | 2025 | $17,987 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,432,495 | ~$1,000,088 | ~2.4429% | ~$24,431 | +57.6% |
| 2027 | ~$2,257,048 | ~$1,100,097 | ~2.3743% | ~$26,120 | +148.3% |
| 2028 | ~$3,556,218 | ~$1,210,107 | ~2.3058% | ~$27,902 | +291.1% |
| 2029 | ~$5,603,198 | ~$1,331,117 | ~2.2372% | ~$29,780 | +516.3% |
| 2030 | ~$8,828,433 | ~$1,464,229 | ~2.1687% | ~$31,754 | +871.0% |
| 2026 | ~$1,414,312 | ~$1,000,088 | ~2.5114% | ~$25,117 | +55.6% |
| 2027 | ~$2,200,112 | ~$1,100,097 | ~2.5114% | ~$27,628 | +142.0% |
| 2028 | ~$3,422,507 | ~$1,210,107 | ~2.5114% | ~$30,391 | +276.4% |
| 2029 | ~$5,324,072 | ~$1,331,117 | ~2.5114% | ~$33,430 | +485.6% |
| 2030 | ~$8,282,158 | ~$1,464,229 | ~2.5114% | ~$36,773 | +811.0% |
| 2026 | ~$1,450,679 | ~$1,000,088 | ~2.4086% | ~$24,088 | +59.6% |
| 2027 | ~$2,314,711 | ~$1,100,097 | ~2.3058% | ~$25,366 | +154.6% |
| 2028 | ~$3,693,367 | ~$1,210,107 | ~2.2029% | ~$26,658 | +306.2% |
| 2029 | ~$5,893,159 | ~$1,331,117 | ~2.1001% | ~$27,955 | +548.2% |
| 2030 | ~$9,403,159 | ~$1,464,229 | ~1.9973% | ~$29,245 | +934.3% |
In 2025, this property's market value of $909,171 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 11× 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 | $909,171 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $816,500 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | $366,227 | $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.