809 VILLA RIALTO VW TX 78641
| Owner | LEE HSIA & JIA JU |
|---|---|
| Parcel ID | 0512550139 |
| Short ID | 947457 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 3,630 SF |
| Land SF | 8,422 SF |
| Acres | 0.193 |
| Year Built | 2021 |
| Legal | LOT 9 BLK G TRAVISSO PHS 3 SEC 8 |
| Neighborhood | T4500 |
| Land | $366,684 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $366,684 |
| Improvement | $510,466 |
|---|---|
| Total Improvement | $510,466 |
| Market | $877,150 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $877,150 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $877,150 |
| Exemptions (−) (HS,OV65) | −$318,650 |
|---|---|
| Taxable Value | $558,500 |
Appreciation: Market value has risen +235.8% from $261,210 (2023) to $877,150 (2025), a CAGR of 83.2% 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 $14,026. Leander ISD is the largest single contributor, at 40.1% 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 42% of market value ($366,684 land vs $510,466 improvements), about $44/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Submarket Position: At $877,150, 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 +83.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $18,125,251 by 2030, with an estimated annual tax burden around $30,636. 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 | 3,630 SF | ✗ |
| 1ST | 1st Floor | 2,492 SF | ✓ |
| 2ND | 2nd Floor | 1,138 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 606 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 240 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 1507% 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% | $6,981.88 | $6,981.88 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $3,596.32 | $3,596.32 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $3,391.07 | $3,391.07 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,099.09 | $2,099.09 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $737.19 | $737.19 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $609.61 | $609.61 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $17,415.16 | $17,415.16 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $746,956 | $877,150 | -14.8% |
| Assessed Value | $746,956 | $877,150 | -14.8% |
| Land Value | $266,679 | $366,684 | -27.3% |
| Improvement Value | $480,277 | $510,466 | -5.9% |
| Taxable Value | $452,296 | $558,500 | -19.0% |
| Exemptions | HS,OV65 | HS,OV65 | |
| Total Tax 2026 = estimate |
~$11,359
Estimated
|
~$17,415
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $853,177 | $746,956 | -106,221 (-12.5%) |
| Taxable Value | $539,322 | $452,296 | -87,026 (-16.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $746,956 | $266,679 | $480,277 | — | $746,956 | $452,296 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $877,150 | $366,684 | $510,466 | — | $877,150 | $558,500 | ~$17,415 | Partial |
| 2024 | $830,966 | — | — | −$487,216 | $343,750 | $— | $18,361 | Verified |
| 2023 | $261,210 | — | — | — | $275,000 ! | $— | $17,563 | Verified |
| 2022 | $— | — | — | — | $220,000 | $— | $6,837 | Verified |
| 2021 | $— | — | — | — | $16,250 | $— | $453 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -2.7% | -2.7% | ~100% | Not available | Partial |
| 2025 | -3.9% | -3.9% | ~100% | Not available | Partial |
| 2024 | +9.8% | +9.8% | ~100% | 2.0100% | Verified |
| 2023 | +218.1% ! | +218.1% | ~100% | 2.1100% | Verified |
| 2022 | +1507.4% ! | +1507.4% | ~100% | 2.6200% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +5297.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -14.8% | +69.6% | +89.6% | +218.1% | 2024 | -14.8% | 2026 |
| Assessment Ratio | 100.0% | 86.7% | — | 105.3% | 2023 | 41.4% | 2024 |
| Effective Tax Rate (2025) | 1.9900% | 1.9900% | — | 1.9900% | 2025 | 1.9900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$17,415 | $17,780 | ~$27,012 | $18,361 | 2024 | $17,415 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,607,370 | ~$964,865 | ~2.4429% | ~$23,571 | +83.2% |
| 2027 | ~$2,945,493 | ~$1,061,352 | ~2.3743% | ~$25,200 | +235.8% |
| 2028 | ~$5,397,591 | ~$1,167,487 | ~2.3058% | ~$26,920 | +515.4% |
| 2029 | ~$9,891,041 | ~$1,284,235 | ~2.2372% | ~$28,731 | +1027.6% |
| 2030 | ~$18,125,251 | ~$1,412,659 | ~2.1687% | ~$30,636 | +1966.4% |
| 2026 | ~$1,589,827 | ~$964,865 | ~2.5114% | ~$24,232 | +81.2% |
| 2027 | ~$2,881,549 | ~$1,061,352 | ~2.5114% | ~$26,655 | +228.5% |
| 2028 | ~$5,222,783 | ~$1,167,487 | ~2.5114% | ~$29,321 | +495.4% |
| 2029 | ~$9,466,252 | ~$1,284,235 | ~2.5114% | ~$32,253 | +979.2% |
| 2030 | ~$17,157,503 | ~$1,412,659 | ~2.5114% | ~$35,478 | +1856.1% |
| 2026 | ~$1,624,913 | ~$964,865 | ~2.4086% | ~$23,240 | +85.2% |
| 2027 | ~$3,010,138 | ~$1,061,352 | ~2.3058% | ~$24,472 | +243.2% |
| 2028 | ~$5,576,256 | ~$1,167,487 | ~2.2029% | ~$25,719 | +535.7% |
| 2029 | ~$10,329,969 | ~$1,284,235 | ~2.1001% | ~$26,970 | +1077.7% |
| 2030 | ~$19,136,183 | ~$1,412,659 | ~1.9973% | ~$28,215 | +2081.6% |
In 2025, this property's market value of $877,150 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 | $877,150 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $830,966 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | $261,210 | $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.