833 VILLA RIALTO VW TX 78641
| Owner | ALI RIZWAN & NIZAR ALI |
|---|---|
| Parcel ID | 0512580104 |
| Short ID | 947478 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 3,684 SF |
| Land SF | 8,534 SF |
| Acres | 0.196 |
| Year Built | 2022 |
| Legal | LOT 15 BLK G TRAVISSO PHS 3 SEC 8 |
| Neighborhood | T4500 |
| Land | $367,042 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $367,042 |
| Improvement | $386,641 |
|---|---|
| Total Improvement | $386,641 |
| Market | $753,683 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $753,683 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $753,683 |
| Taxable Value | $753,683 |
|---|
Appreciation: Market value has risen +17.7% from $640,412 (2024) to $753,683 (2025), a CAGR of 17.7% over 1 year. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), 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 $18,928. Leander ISD is the largest single contributor, at 43.3% 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 49% of market value ($367,042 land vs $386,641 improvements), about $43/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $753,683, 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 +17.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,701,512 by 2030, with an estimated annual tax burden around $26,324. 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 | 3,684 SF | ✗ |
| 1ST | 1st Floor | 2,737 SF | ✓ |
| 2ND | 2nd Floor | 947 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 650 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 215 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 167 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 323% 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% | $8,191.78 | $8,191.78 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $3,144.98 | $3,144.98 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $3,090.10 | $3,090.10 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,832.68 | $2,832.68 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $889.52 | $889.52 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $779.31 | $779.31 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $18,928.37 | $18,928.37 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $767,018 | $753,683 | +1.8% |
| Assessed Value | $767,018 | $753,683 | +1.8% |
| Land Value | $266,940 | $367,042 | -27.3% |
| Improvement Value | $500,078 | $386,641 | +29.3% |
| Taxable Value | $767,018 | $753,683 | +1.8% |
| Total Tax 2026 = estimate |
~$19,263
Estimated
|
~$18,928
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $876,091 | $767,018 | -109,073 (-12.4%) |
| Taxable Value | $876,091 | $767,018 | -109,073 (-12.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $767,018 | $266,940 | $500,078 | — | $767,018 | $767,018 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $753,683 | $367,042 | $386,641 | — | $753,683 | $753,683 | ~$18,928 | Partial |
| 2024 | $640,412 | — | — | −$296,662 | $343,750 | $— | $18,850 | Verified |
| 2023 | $— | — | — | — | $275,000 | $— | $15,530 | Verified |
| 2022 | $— | — | — | — | $68,750 | $— | $1,800 | Verified |
| 2021 | $— | — | — | — | $16,250 | $— | $453 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +16.2% | +16.2% | ~100% | Not available | Partial |
| 2025 | -4.4% | -1.9% | ~100% | Not available | Partial |
| 2024 | +23.1% | +20.0% | 97.4% | 2.3900% | Verified |
| 2023 | +831.5% ! | +831.5% | ~100% | 2.4200% | Verified |
| 2022 | +323.1% ! | +323.1% | ~100% | 2.6200% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +4538.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.8% | +9.8% | +17.3% | +17.7% | 2025 | +1.8% | 2026 |
| Assessment Ratio | 100.0% | 84.6% | — | 100.0% | 2025 | 53.7% | 2024 |
| Effective Tax Rate (2025) | 2.5100% | 2.5100% | — | 2.5100% | 2025 | 2.5100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$18,928 | $18,889 | ~$23,209 | $18,928 | 2025 | $18,850 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$886,988 | ~$829,051 | ~2.4429% | ~$20,253 | +17.7% |
| 2027 | ~$1,043,872 | ~$911,956 | ~2.3743% | ~$21,653 | +38.5% |
| 2028 | ~$1,228,504 | ~$1,003,152 | ~2.3058% | ~$23,130 | +63.0% |
| 2029 | ~$1,445,792 | ~$1,103,467 | ~2.2372% | ~$24,687 | +91.8% |
| 2030 | ~$1,701,512 | ~$1,213,814 | ~2.1687% | ~$26,324 | +125.8% |
| 2026 | ~$871,915 | ~$829,051 | ~2.5114% | ~$20,821 | +15.7% |
| 2027 | ~$1,008,694 | ~$911,956 | ~2.5114% | ~$22,903 | +33.8% |
| 2028 | ~$1,166,930 | ~$1,003,152 | ~2.5114% | ~$25,194 | +54.8% |
| 2029 | ~$1,349,989 | ~$1,103,467 | ~2.5114% | ~$27,713 | +79.1% |
| 2030 | ~$1,561,764 | ~$1,213,814 | ~2.5114% | ~$30,484 | +107.2% |
| 2026 | ~$902,062 | ~$829,051 | ~2.4086% | ~$19,969 | +19.7% |
| 2027 | ~$1,079,653 | ~$911,956 | ~2.3058% | ~$21,028 | +43.3% |
| 2028 | ~$1,292,207 | ~$1,003,152 | ~2.2029% | ~$22,099 | +71.5% |
| 2029 | ~$1,546,606 | ~$1,103,467 | ~2.1001% | ~$23,174 | +105.2% |
| 2030 | ~$1,851,089 | ~$1,213,814 | ~1.9973% | ~$24,243 | +145.6% |
In 2025, this property's market value of $753,683 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 | $753,683 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $640,412 | $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.