1017 VILLA RIALTO VW TX 78641
| Owner | CHAN HARRISON & CHRISSY NGUYEN |
|---|---|
| Parcel ID | 0510580509 |
| Short ID | 947442 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,849 SF |
| Land SF | 8,771 SF |
| Acres | 0.201 |
| Year Built | 2022 |
| Legal | LOT 34 BLK G TRAVISSO PHS 3 SEC 8 |
| Neighborhood | T4500 |
| Land | $367,800 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $367,800 |
| Improvement | $395,004 |
|---|---|
| Total Improvement | $395,004 |
| Market | $762,804 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $762,804 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $762,804 |
| Exemptions (−) (HS) | −$152,561 |
|---|---|
| Taxable Value | $610,243 |
Appreciation: Market value has fallen -4.5% from $798,566 (2024) to $762,804 (2025), a CAGR of -4.5% over 1 year. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2024→2025), 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 +28.8%, so this parcel has lagged 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 $15,326. Leander ISD is the largest single contributor, at 40.2% 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 48% of market value ($367,800 land vs $395,004 improvements), about $42/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $762,804, 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 -4.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $606,630 by 2030, with an estimated annual tax burden around $13,156. 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 | 2,849 SF | ✗ |
| 1ST | 1st Floor | 2,486 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 542 SF | ✓ |
| 2ND | 2nd Floor | 363 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 336 SF | ✗ |
| 252 | BEDROOMS | 5 SF | ✓ |
| 251 | BATHROOM | 4 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 323% 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% | $6,769.26 | $6,769.26 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $3,151.21 | $3,151.21 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $3,127.50 | $3,127.50 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,293.57 | $2,293.57 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $780.85 | $780.85 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $720.23 | $720.23 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $16,842.62 | $16,842.62 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $737,101 | $762,804 | -3.4% |
| Assessed Value | $737,101 | $762,804 | -3.4% |
| Land Value | $267,491 | $367,800 | -27.3% |
| Improvement Value | $469,610 | $395,004 | +18.9% |
| Taxable Value | $589,681 | $610,243 | -3.4% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$14,810
Estimated
|
~$16,843
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $771,834 | $737,101 | -34,733 (-4.5%) |
| Taxable Value | $617,467 | $589,681 | -27,786 (-4.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $737,101 | $267,491 | $469,610 | — | $737,101 | $589,681 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $762,804 | $367,800 | $395,004 | — | $762,804 | $610,243 | ~$16,843 | Partial |
| 2024 | $798,566 | — | — | −$454,816 | $343,750 | $— | $16,491 | Verified |
| 2023 | $— | — | — | — | $275,000 | $— | $17,567 | Verified |
| 2022 | $— | — | — | — | $68,750 | $— | $1,800 | Verified |
| 2021 | $— | — | — | — | $16,250 | $— | $453 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.2% | +1.2% | ~100% | Not available | Partial |
| 2025 | +2.3% | +2.3% | ~100% | Not available | Partial |
| 2024 | -6.6% | -6.6% | ~100% | 2.2100% | Verified |
| 2023 | +1061.6% ! | +1061.6% | ~100% | 2.2000% | Verified |
| 2022 | +323.1% ! | +323.1% | ~100% | 2.6200% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +4594.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -3.4% | -4.0% | -3.8% | -3.4% | 2026 | -4.5% | 2025 |
| Assessment Ratio | 100.0% | 81.0% | — | 100.0% | 2025 | 43.0% | 2024 |
| Effective Tax Rate (2025) | 2.2100% | 2.2100% | — | 2.2100% | 2025 | 2.2100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$16,843 | $16,667 | ~$15,404 | $16,843 | 2025 | $16,491 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$728,644 | ~$728,644 | ~2.4429% | ~$17,800 | -4.5% |
| 2027 | ~$696,013 | ~$696,013 | ~2.3743% | ~$16,526 | -8.8% |
| 2028 | ~$664,843 | ~$664,843 | ~2.3058% | ~$15,330 | -12.8% |
| 2029 | ~$635,070 | ~$635,070 | ~2.2372% | ~$14,208 | -16.7% |
| 2030 | ~$606,630 | ~$606,630 | ~2.1687% | ~$13,156 | -20.5% |
| 2026 | ~$724,664 | ~$724,664 | ~2.5114% | ~$18,200 | -5.0% |
| 2027 | ~$688,431 | ~$688,431 | ~2.5114% | ~$17,290 | -9.7% |
| 2028 | ~$654,009 | ~$654,009 | ~2.5114% | ~$16,425 | -14.3% |
| 2029 | ~$621,309 | ~$621,309 | ~2.5114% | ~$15,604 | -18.5% |
| 2030 | ~$590,243 | ~$590,243 | ~2.5114% | ~$14,824 | -22.6% |
| 2026 | ~$743,900 | ~$743,900 | ~2.4086% | ~$17,918 | -2.5% |
| 2027 | ~$725,464 | ~$725,464 | ~2.3058% | ~$16,728 | -4.9% |
| 2028 | ~$707,485 | ~$707,485 | ~2.2029% | ~$15,585 | -7.3% |
| 2029 | ~$689,951 | ~$689,951 | ~2.1001% | ~$14,490 | -9.6% |
| 2030 | ~$672,852 | ~$672,852 | ~1.9973% | ~$13,439 | -11.8% |
In 2025, this property's market value of $762,804 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 9× 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 | $762,804 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $798,566 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +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.