817 VILLA RIALTO VW TX 78641
| Owner | RAAVI VENKATA SUDHAKAR & DIVYABHARATHI BANDI |
|---|---|
| Parcel ID | 0512550141 |
| Short ID | 947459 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 3,355 SF |
| Land SF | 8,534 SF |
| Acres | 0.196 |
| Year Built | 2021 |
| Legal | LOT 11 BLK G TRAVISSO PHS 3 SEC 8 |
| Neighborhood | T4500 |
| Land | $367,042 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $367,042 |
| Improvement | $528,311 |
|---|---|
| Total Improvement | $528,311 |
| Market | $895,353 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $895,353 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $895,353 |
| Exemptions (−) (HS) | −$179,071 |
|---|---|
| Taxable Value | $716,282 |
Appreciation: Market value has risen +249.9% from $255,854 (2023) to $895,353 (2025), a CAGR of 87.1% 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 $17,989. 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 41% of market value ($367,042 land vs $528,311 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 $895,353, 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 +87.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $20,511,598 by 2030, with an estimated annual tax burden around $31,272. 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 | 3,355 SF | ✗ |
| 1ST | 1st Floor | 2,015 SF | ✓ |
| 2ND | 2nd Floor | 1,340 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 635 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 291 SF | ✗ |
| 252 | BEDROOMS | 5 SF | ✓ |
| 251 | BATHROOM | 4 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 1474% 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% | $8,209.93 | $8,209.93 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $3,698.78 | $3,698.78 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $3,670.95 | $3,670.95 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,692.11 | $2,692.11 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $916.54 | $916.54 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $845.38 | $845.38 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $20,033.69 | $20,033.69 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $716,897 | $895,353 | -19.9% |
| Assessed Value | $716,897 | $895,353 | -19.9% |
| Land Value | $266,940 | $367,042 | -27.3% |
| Improvement Value | $449,957 | $528,311 | -14.8% |
| Taxable Value | $573,518 | $716,282 | -19.9% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$14,404
Estimated
|
~$20,034
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $818,843 | $716,897 | -101,946 (-12.5%) |
| Taxable Value | $655,074 | $573,518 | -81,556 (-12.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $716,897 | $266,940 | $449,957 | — | $716,897 | $573,518 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $895,353 | $367,042 | $528,311 | — | $895,353 | $716,282 | ~$20,034 | Partial |
| 2024 | $831,111 | — | — | −$487,361 | $343,750 | $— | $18,930 | Verified |
| 2023 | $255,854 | — | — | — | $275,000 ! | $— | $18,329 | Verified |
| 2022 | $— | — | — | — | $220,000 | $— | $6,675 | Verified |
| 2021 | $— | — | — | — | $16,250 | $— | $453 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -8.5% | -8.5% | ~100% | Not available | Partial |
| 2025 | +5.4% | +5.4% | ~100% | Not available | Partial |
| 2024 | -3.8% | -3.8% | ~100% | 2.2300% | Verified |
| 2023 | +245.1% ! | +245.1% | ~100% | 2.0800% | Verified |
| 2022 | +1474.5% ! | +1474.5% | ~100% | 2.6100% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +5409.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -19.9% | +70.9% | +96.4% | +224.8% | 2024 | -19.9% | 2026 |
| Assessment Ratio | 100.0% | 87.2% | — | 107.5% | 2023 | 41.4% | 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 |
$20,034 | $19,097 | ~$27,572 | $20,034 | 2025 | $18,329 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,674,925 | ~$984,888 | ~2.4429% | ~$24,060 | +87.1% |
| 2027 | ~$3,133,260 | ~$1,083,377 | ~2.3743% | ~$25,723 | +249.9% |
| 2028 | ~$5,861,347 | ~$1,191,715 | ~2.3058% | ~$27,478 | +554.6% |
| 2029 | ~$10,964,743 | ~$1,310,886 | ~2.2372% | ~$29,327 | +1124.6% |
| 2030 | ~$20,511,598 | ~$1,441,975 | ~2.1687% | ~$31,272 | +2190.9% |
| 2026 | ~$1,657,018 | ~$984,888 | ~2.5114% | ~$24,735 | +85.1% |
| 2027 | ~$3,066,621 | ~$1,083,377 | ~2.5114% | ~$27,208 | +242.5% |
| 2028 | ~$5,675,354 | ~$1,191,715 | ~2.5114% | ~$29,929 | +533.9% |
| 2029 | ~$10,503,302 | ~$1,310,886 | ~2.5114% | ~$32,922 | +1073.1% |
| 2030 | ~$19,438,320 | ~$1,441,975 | ~2.5114% | ~$36,214 | +2071.0% |
| 2026 | ~$1,692,832 | ~$984,888 | ~2.4086% | ~$23,722 | +89.1% |
| 2027 | ~$3,200,615 | ~$1,083,377 | ~2.3058% | ~$24,980 | +257.5% |
| 2028 | ~$6,051,359 | ~$1,191,715 | ~2.2029% | ~$26,253 | +575.9% |
| 2029 | ~$11,441,224 | ~$1,310,886 | ~2.1001% | ~$27,530 | +1177.8% |
| 2030 | ~$21,631,770 | ~$1,441,975 | ~1.9973% | ~$28,800 | +2316.0% |
In 2025, this property's market value of $895,353 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 | $895,353 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $831,111 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | $255,854 | $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.