905 TREVI FONTANA DR TX 78641
| Owner | UDUMALA SANDYA MARY & RAJA BOYAPATI |
|---|---|
| Parcel ID | 0512550401 |
| Short ID | 947460 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 4,417 SF |
| Land SF | 15,915 SF |
| Acres | 0.365 |
| Year Built | 2021 |
| Legal | LOT 41 BLK J TRAVISSO PHS 3 SEC 8 |
| Neighborhood | T4500 |
| Land | $355,163 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $355,163 |
| Improvement | $610,643 |
|---|---|
| Total Improvement | $610,643 |
| Market | $965,806 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $965,806 |
| Value Limitation Adjustment (−) (homestead cap) | −$63,513 |
| Net Appraised (assessed) | $902,293 |
| Exemptions (−) (HS) | −$180,459 |
|---|---|
| Taxable Value | $721,834 |
Appreciation: Market value has risen +232.2% from $290,761 (2023) to $965,806 (2025), a CAGR of 82.3% 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 $18,128. Leander ISD is the largest single contributor, at 41.0% of the total 2025 levy.
Assessment Gap: Assessed value ($902,293) is $63,513 below market value, suggesting potential for an upward assessment in future years.
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 37% of market value ($355,163 land vs $610,643 improvements), about $22/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Submarket Position: At $965,806, 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 +82.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $19,421,120 by 2030, with an estimated annual tax burden around $31,514. 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 | 4,417 SF | ✗ |
| 1ST | 1st Floor | 2,970 SF | ✓ |
| 2ND | 2nd Floor | 1,447 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 671 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 333 SF | ✗ |
| 252 | BEDROOMS | 5 SF | ✓ |
| 251 | BATHROOM | 4 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 1689% 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% | $8,285.36 | $8,285.36 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $3,727.45 | $3,727.45 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $3,699.40 | $3,699.40 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,712.98 | $2,712.98 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $923.64 | $923.64 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $851.93 | $851.93 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $20,200.76 | $20,200.76 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $834,273 | $965,806 | -13.6% |
| Assessed Value | $834,273 | $902,293 | -7.5% |
| Land Value | $258,300 | $355,163 | -27.3% |
| Improvement Value | $575,973 | $610,643 | -5.7% |
| Taxable Value | $667,418 | $721,834 | -7.5% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$16,762
Estimated
|
~$20,201
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $952,910 | $834,273 | -118,637 (-12.4%) |
| Taxable Value | $762,328 | $667,418 | -94,910 (-12.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $834,273 | $258,300 | $575,973 | — | $834,273 | $667,418 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $965,806 | $355,163 | $610,643 | −$63,513 | $902,293 | $721,834 | ~$20,201 | Partial |
| 2024 | $745,696 | — | — | −$429,446 | $316,250 | $— | $18,249 | Verified |
| 2023 | $290,761 | — | — | −$26,761 | $264,000 | $— | $13,510 | Verified |
| 2022 | $— | — | — | — | $290,761 | $— | $7,611 | Verified |
| 2021 | $— | — | — | — | $16,250 | $— | $453 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -1.3% | +5.6% | ~100% | Not available | Partial |
| 2025 | -8.4% | +10.0% | 93.4% | Not available | Partial |
| 2024 | +76.7% ! | +37.5% | 77.8% | 1.7300% | Verified |
| 2023 | +105.2% ! | +105.2% | ~100% | 2.2600% | Verified |
| 2022 | +1689.3% ! | +1689.3% | ~100% | 2.6200% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +5843.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -13.6% | +57.5% | +88.0% | +156.5% | 2024 | -13.6% | 2026 |
| Assessment Ratio | 100.0% | 81.7% | — | 100.0% | 2026 | 42.4% | 2024 |
| Effective Tax Rate (2025) | 2.0900% | 2.0900% | — | 2.0900% | 2025 | 2.0900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$20,201 | $17,320 | ~$27,786 | $20,201 | 2025 | $13,510 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,760,219 | ~$992,522 | ~2.4429% | ~$24,246 | +82.3% |
| 2027 | ~$3,208,069 | ~$1,091,775 | ~2.3743% | ~$25,922 | +232.2% |
| 2028 | ~$5,846,831 | ~$1,200,952 | ~2.3058% | ~$27,691 | +505.4% |
| 2029 | ~$10,656,078 | ~$1,321,047 | ~2.2372% | ~$29,555 | +1003.3% |
| 2030 | ~$19,421,120 | ~$1,453,152 | ~2.1687% | ~$31,514 | +1910.9% |
| 2026 | ~$1,740,903 | ~$992,522 | ~2.5114% | ~$24,927 | +80.3% |
| 2027 | ~$3,138,046 | ~$1,091,775 | ~2.5114% | ~$27,419 | +224.9% |
| 2028 | ~$5,656,451 | ~$1,200,952 | ~2.5114% | ~$30,161 | +485.7% |
| 2029 | ~$10,195,975 | ~$1,321,047 | ~2.5114% | ~$33,177 | +955.7% |
| 2030 | ~$18,378,644 | ~$1,453,152 | ~2.5114% | ~$36,495 | +1802.9% |
| 2026 | ~$1,779,535 | ~$992,522 | ~2.4086% | ~$23,906 | +84.3% |
| 2027 | ~$3,278,864 | ~$1,091,775 | ~2.3058% | ~$25,174 | +239.5% |
| 2028 | ~$6,041,435 | ~$1,200,952 | ~2.2029% | ~$26,456 | +525.5% |
| 2029 | ~$11,131,580 | ~$1,321,047 | ~2.1001% | ~$27,743 | +1052.6% |
| 2030 | ~$20,510,373 | ~$1,453,152 | ~1.9973% | ~$29,023 | +2023.7% |
In 2025, this property's market value of $965,806 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 | $965,806 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $745,696 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | $290,761 | $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.