837 VILLA RIALTO VW TX 78641
| Owner | PAUL SAPNA & ABHINAV TOMER |
|---|---|
| Parcel ID | 0512580105 |
| Short ID | 947479 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 3,549 SF |
| Land SF | 8,534 SF |
| Acres | 0.196 |
| Year Built | 2021 |
| Legal | LOT 16 BLK G TRAVISSO PHS 3 SEC 8 |
| Neighborhood | T4500 |
| Land | $367,042 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $367,042 |
| Improvement | $507,108 |
|---|---|
| Total Improvement | $507,108 |
| Market | $874,150 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $874,150 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $874,150 |
| Exemptions (−) (HS) | −$174,830 |
|---|---|
| Taxable Value | $699,320 |
Appreciation: Market value has risen +259.8% from $242,969 (2023) to $874,150 (2025), a CAGR of 89.7% 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 $17,563. Leander ISD is the largest single contributor, at 40.9% 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 42% of market value ($367,042 land vs $507,108 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 $874,150, 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 +89.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $21,462,173 by 2030, with an estimated annual tax burden around $30,531. 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 | 3,549 SF | ✗ |
| 1ST | 1st Floor | 2,341 SF | ✓ |
| 2ND | 2nd Floor | 1,208 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 661 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 400 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 1395% 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% | $7,979.48 | $7,979.48 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $3,611.19 | $3,611.19 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $3,584.02 | $3,584.02 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,628.36 | $2,628.36 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $894.83 | $894.83 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $825.36 | $825.36 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $19,523.24 | $19,523.24 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $753,175 | $874,150 | -13.8% |
| Assessed Value | $753,175 | $874,150 | -13.8% |
| Land Value | $266,940 | $367,042 | -27.3% |
| Improvement Value | $486,235 | $507,108 | -4.1% |
| Taxable Value | $591,858 | $699,320 | -15.4% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$14,864
Estimated
|
~$19,523
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $860,280 | $753,175 | -107,105 (-12.5%) |
| Taxable Value | $677,542 | $591,858 | -85,684 (-12.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $753,175 | $266,940 | $486,235 | — | $753,175 | $591,858 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $874,150 | $367,042 | $507,108 | — | $874,150 | $699,320 | ~$19,523 | Partial |
| 2024 | $818,230 | — | — | −$474,480 | $343,750 | $— | $20,129 | Verified |
| 2023 | $242,969 | — | — | — | $275,000 ! | $— | $18,027 | Verified |
| 2022 | $— | — | — | — | $242,969 | $— | $6,360 | Verified |
| 2021 | $— | — | — | — | $16,250 | $— | $453 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -1.6% | -1.6% | ~100% | Not available | Partial |
| 2025 | -5.7% | -2.9% | ~100% | Not available | Partial |
| 2024 | +0.7% | -2.2% | 97.1% | 2.1700% | Verified |
| 2023 | +278.8% ! | +278.8% | ~100% | 1.9600% | Verified |
| 2022 | +1395.2% ! | +1395.2% | ~100% | 2.6200% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +5279.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -13.8% | +76.6% | +95.8% | +236.8% | 2024 | -13.8% | 2026 |
| Assessment Ratio | 100.0% | 88.8% | — | 113.2% | 2023 | 42.0% | 2024 |
| Effective Tax Rate (2025) | 2.2300% | 2.2300% | — | 2.2300% | 2025 | 2.2300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$19,523 | $19,227 | ~$26,919 | $20,129 | 2024 | $18,027 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,658,072 | ~$961,565 | ~2.4429% | ~$23,490 | +89.7% |
| 2027 | ~$3,145,003 | ~$1,057,722 | ~2.3743% | ~$25,114 | +259.8% |
| 2028 | ~$5,965,387 | ~$1,163,494 | ~2.3058% | ~$26,828 | +582.4% |
| 2029 | ~$11,315,042 | ~$1,279,843 | ~2.2372% | ~$28,633 | +1194.4% |
| 2030 | ~$21,462,173 | ~$1,407,827 | ~2.1687% | ~$30,531 | +2355.2% |
| 2026 | ~$1,640,589 | ~$961,565 | ~2.5114% | ~$24,149 | +87.7% |
| 2027 | ~$3,079,030 | ~$1,057,722 | ~2.5114% | ~$26,564 | +252.2% |
| 2028 | ~$5,778,669 | ~$1,163,494 | ~2.5114% | ~$29,221 | +561.1% |
| 2029 | ~$10,845,306 | ~$1,279,843 | ~2.5114% | ~$32,143 | +1140.7% |
| 2030 | ~$20,354,281 | ~$1,407,827 | ~2.5114% | ~$35,357 | +2228.5% |
| 2026 | ~$1,675,555 | ~$961,565 | ~2.4086% | ~$23,160 | +91.7% |
| 2027 | ~$3,211,676 | ~$1,057,722 | ~2.3058% | ~$24,389 | +267.4% |
| 2028 | ~$6,156,084 | ~$1,163,494 | ~2.2029% | ~$25,631 | +604.2% |
| 2029 | ~$11,799,874 | ~$1,279,843 | ~2.1001% | ~$26,878 | +1249.9% |
| 2030 | ~$22,617,792 | ~$1,407,827 | ~1.9973% | ~$28,118 | +2487.4% |
In 2025, this property's market value of $874,150 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 10× 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 | $874,150 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $818,230 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | $242,969 | $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.