917 TREVI FONTANA DR TX 78641
| Owner | ABUP FAMILY REVOCABLE TRUST |
|---|---|
| Parcel ID | 0512550404 |
| Short ID | 947463 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 3,207 SF |
| Land SF | 12,846 SF |
| Acres | 0.295 |
| Year Built | 2022 |
| Legal | LOT 38 BLK J TRAVISSO PHS 3 SEC 8 |
| Neighborhood | T4500 |
| Land | $310,255 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $310,255 |
| Improvement | $473,779 |
|---|---|
| Total Improvement | $473,779 |
| Market | $784,034 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $784,034 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $784,034 |
| Exemptions (−) (HS) | −$156,807 |
|---|---|
| Taxable Value | $627,227 |
Appreciation: Market value has fallen -8.7% from $859,069 (2024) to $784,034 (2025), a CAGR of -8.7% over 1 year. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2025→2026), 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 $15,752. Leander ISD is the largest single contributor, at 40.3% 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 ($310,255 land vs $473,779 improvements), about $24/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Submarket Position: At $784,034, 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 -8.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $496,443 by 2030, with an estimated annual tax burden around $10,766. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 3,207 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 3,207 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 619 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 498 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 365% 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% | $7,000.01 | $7,000.01 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $3,238.92 | $3,238.92 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $3,214.54 | $3,214.54 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,357.40 | $2,357.40 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $802.58 | $802.58 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $740.27 | $740.27 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $17,353.72 | $17,353.72 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $698,421 | $784,034 | -10.9% |
| Assessed Value | $698,421 | $784,034 | -10.9% |
| Land Value | $225,640 | $310,255 | -27.3% |
| Improvement Value | $472,781 | $473,779 | -0.2% |
| Taxable Value | $558,737 | $627,227 | -10.9% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$14,032
Estimated
|
~$17,354
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $797,740 | $698,421 | -99,319 (-12.5%) |
| Taxable Value | $638,192 | $558,737 | -79,455 (-12.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $698,421 | $225,640 | $472,781 | — | $698,421 | $558,737 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $784,034 | $310,255 | $473,779 | — | $784,034 | $627,227 | ~$17,354 | Partial |
| 2024 | $859,069 | — | — | −$556,569 | $302,500 | $— | $19,564 | Verified |
| 2023 | $— | — | — | — | $302,500 | $— | $18,982 | Verified |
| 2022 | $— | — | — | — | $75,625 | $— | $1,980 | Verified |
| 2021 | $— | — | — | — | $16,250 | $— | $453 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.7% | +1.7% | ~100% | Not available | Partial |
| 2025 | -10.5% | -10.5% | ~100% | Not available | Partial |
| 2024 | -5.7% | -5.7% | ~100% | 2.2300% | Verified |
| 2023 | +1129.0% ! | +1129.0% | ~100% | 2.0400% | Verified |
| 2022 | +365.4% ! | +365.4% | ~100% | 2.6200% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +4724.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -10.9% | -9.8% | -6.5% | -8.7% | 2025 | -10.9% | 2026 |
| Assessment Ratio | 100.0% | 78.4% | — | 100.0% | 2025 | 35.2% | 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 |
$17,354 | $18,459 | ~$13,933 | $19,564 | 2024 | $17,354 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$715,553 | ~$715,553 | ~2.4429% | ~$17,480 | -8.7% |
| 2027 | ~$653,053 | ~$653,053 | ~2.3743% | ~$15,506 | -16.7% |
| 2028 | ~$596,013 | ~$596,013 | ~2.3058% | ~$13,743 | -24.0% |
| 2029 | ~$543,954 | ~$543,954 | ~2.2372% | ~$12,169 | -30.6% |
| 2030 | ~$496,443 | ~$496,443 | ~2.1687% | ~$10,766 | -36.7% |
| 2026 | ~$744,832 | ~$744,832 | ~2.5114% | ~$18,706 | -5.0% |
| 2027 | ~$707,591 | ~$707,591 | ~2.5114% | ~$17,771 | -9.7% |
| 2028 | ~$672,211 | ~$672,211 | ~2.5114% | ~$16,882 | -14.3% |
| 2029 | ~$638,601 | ~$638,601 | ~2.5114% | ~$16,038 | -18.5% |
| 2030 | ~$606,671 | ~$606,671 | ~2.5114% | ~$15,236 | -22.6% |
| 2026 | ~$731,234 | ~$731,234 | ~2.4086% | ~$17,613 | -6.7% |
| 2027 | ~$681,989 | ~$681,989 | ~2.3058% | ~$15,725 | -13.0% |
| 2028 | ~$636,061 | ~$636,061 | ~2.2029% | ~$14,012 | -18.9% |
| 2029 | ~$593,226 | ~$593,226 | ~2.1001% | ~$12,458 | -24.3% |
| 2030 | ~$553,275 | ~$553,275 | ~1.9973% | ~$11,050 | -29.4% |
In 2025, this property's market value of $784,034 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 | $784,034 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $859,069 | $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.