904 TREVI FONTANA DR TX 78641
| Owner | PORURAN SHOBHA & ARUNARAMANAN NATARAJAN |
|---|---|
| Parcel ID | 0512550306 |
| Short ID | 947469 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 4,408 SF |
| Land SF | 11,743 SF |
| Acres | 0.270 |
| Year Built | 2021 |
| Legal | LOT 12 BLK F TRAVISSO PHS 3 SEC 8 |
| Neighborhood | T4500 |
| Land | $301,843 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $301,843 |
| Improvement | $446,255 |
|---|---|
| Total Improvement | $446,255 |
| Market | $748,098 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $748,098 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $748,098 |
| Exemptions (−) (HS) | −$149,620 |
|---|---|
| Taxable Value | $598,478 |
Appreciation: Market value has risen +158.8% from $289,110 (2023) to $748,098 (2025), a CAGR of 60.9% 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 $15,030. 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 40% of market value ($301,843 land vs $446,255 improvements), about $26/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Submarket Position: At $748,098, 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 +60.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $8,057,437 by 2030, with an estimated annual tax burden around $26,128. 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 | 4,408 SF | ✗ |
| 1ST | 1st Floor | 2,788 SF | ✓ |
| 2ND | 2nd Floor | 1,620 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 698 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 346 SF | ✗ |
| 251 | BATHROOM | 5 SF | ✓ |
| 252 | BEDROOMS | 5 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 1679% 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% | $6,609.42 | $6,609.42 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $3,090.46 | $3,090.46 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $3,067.20 | $3,067.20 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,249.35 | $2,249.35 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $765.80 | $765.80 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $706.34 | $706.34 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $16,488.57 | $16,488.57 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $792,954 | $748,098 | +6.0% |
| Assessed Value | $792,954 | $748,098 | +6.0% |
| Land Value | $219,522 | $301,843 | -27.3% |
| Improvement Value | $573,432 | $446,255 | +28.5% |
| Taxable Value | $634,363 | $598,478 | +6.0% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$15,932
Estimated
|
~$16,489
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $905,716 | $792,954 | -112,762 (-12.5%) |
| Taxable Value | $658,326 | $634,363 | -23,963 (-3.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $792,954 | $219,522 | $573,432 | — | $792,954 | $634,363 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $748,098 | $301,843 | $446,255 | — | $748,098 | $598,478 | ~$16,489 | Partial |
| 2024 | $900,000 | — | — | −$625,000 | $275,000 | $— | $17,313 | Verified |
| 2023 | $289,110 | — | — | −$14,110 | $275,000 | $— | $19,940 | Verified |
| 2022 | $— | — | — | — | — | $— | $7,568 | Verified |
| 2021 | $— | — | — | — | $16,250 | $— | $453 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +21.1% | +10.0% | 90.9% | Not available | Partial |
| 2025 | -4.2% | -4.2% | ~100% | Not available | Partial |
| 2024 | -17.3% | -17.3% | ~100% | 2.2200% | Verified |
| 2023 | +226.5% ! | +226.5% | ~100% | 2.1100% | Verified |
| 2022 | +1679.1% ! | +1679.1% | ~100% | 2.6200% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +4503.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +6.0% | +66.8% | +59.0% | +211.3% | 2024 | -16.9% | 2025 |
| Assessment Ratio | 100.0% | 81.4% | — | 100.0% | 2025 | 30.6% | 2024 |
| Effective Tax Rate (2025) | 2.2000% | 2.2000% | — | 2.2000% | 2025 | 2.2000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$16,489 | $17,914 | ~$23,037 | $19,940 | 2023 | $16,489 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,203,389 | ~$822,908 | ~2.4429% | ~$20,103 | +60.9% |
| 2027 | ~$1,935,771 | ~$905,199 | ~2.3743% | ~$21,492 | +158.8% |
| 2028 | ~$3,113,878 | ~$995,718 | ~2.3058% | ~$22,959 | +316.2% |
| 2029 | ~$5,008,979 | ~$1,095,290 | ~2.2372% | ~$24,504 | +569.6% |
| 2030 | ~$8,057,437 | ~$1,204,819 | ~2.1687% | ~$26,128 | +977.1% |
| 2026 | ~$1,188,427 | ~$822,908 | ~2.5114% | ~$20,667 | +58.9% |
| 2027 | ~$1,887,934 | ~$905,199 | ~2.5114% | ~$22,734 | +152.4% |
| 2028 | ~$2,999,170 | ~$995,718 | ~2.5114% | ~$25,007 | +300.9% |
| 2029 | ~$4,764,477 | ~$1,095,290 | ~2.5114% | ~$27,508 | +536.9% |
| 2030 | ~$7,568,841 | ~$1,204,819 | ~2.5114% | ~$30,258 | +911.7% |
| 2026 | ~$1,218,351 | ~$822,908 | ~2.4086% | ~$19,821 | +62.9% |
| 2027 | ~$1,984,205 | ~$905,199 | ~2.3058% | ~$20,872 | +165.2% |
| 2028 | ~$3,231,474 | ~$995,718 | ~2.2029% | ~$21,935 | +332.0% |
| 2029 | ~$5,262,774 | ~$1,095,290 | ~2.1001% | ~$23,002 | +603.5% |
| 2030 | ~$8,570,947 | ~$1,204,819 | ~1.9973% | ~$24,064 | +1045.7% |
In 2025, this property's market value of $748,098 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 | $748,098 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $900,000 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | $289,110 | $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.