921 VILLA RIALTO VW TX 78641
| Owner | ALI NARDISHAH & SHABNAM |
|---|---|
| Parcel ID | 0512580114 |
| Short ID | 947488 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 4,104 SF |
| Land SF | 8,228 SF |
| Acres | 0.189 |
| Year Built | 2021 |
| Legal | LOT 25 BLK G TRAVISSO PHS 3 SEC 8 |
| Neighborhood | T4500 |
| Land | $366,063 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $366,063 |
| Improvement | $516,895 |
|---|---|
| Total Improvement | $516,895 |
| Market | $882,958 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $882,958 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $882,958 |
| Taxable Value | $882,958 |
|---|
Appreciation: Market value has risen +260.7% from $244,771 (2023) to $882,958 (2025), a CAGR of 89.9% 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 $22,175. 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 41% of market value ($366,063 land vs $516,895 improvements), about $44/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Submarket Position: At $882,958, 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 +89.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $21,821,784 by 2030, with an estimated annual tax burden around $30,839. 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 | 4,104 SF | ✗ |
| 1ST | 1st Floor | 2,503 SF | ✓ |
| 2ND | 2nd Floor | 1,601 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 422 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 390 SF | ✓ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 1406% 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% | $9,596.87 | $9,596.87 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $3,684.42 | $3,684.42 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $3,620.13 | $3,620.13 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,318.55 | $3,318.55 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,042.09 | $1,042.09 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $912.98 | $912.98 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $22,175.04 | $22,175.04 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $774,351 | $882,958 | -12.3% |
| Assessed Value | $774,351 | $882,958 | -12.3% |
| Land Value | $266,228 | $366,063 | -27.3% |
| Improvement Value | $508,123 | $516,895 | -1.7% |
| Taxable Value | $774,351 | $882,958 | -12.3% |
| Total Tax 2026 = estimate |
~$19,447
Estimated
|
~$22,175
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $905,674 | $774,351 | -131,323 (-14.5%) |
| Taxable Value | $905,674 | $774,351 | -131,323 (-14.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $774,351 | $266,228 | $508,123 | — | $774,351 | $774,351 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $882,958 | $366,063 | $516,895 | — | $882,958 | $882,958 | ~$22,175 | Partial |
| 2024 | $975,850 | — | — | −$632,100 | $343,750 | $— | $23,969 | Verified |
| 2023 | $244,771 | — | — | — | $275,000 ! | $— | $23,664 | Verified |
| 2022 | $— | — | — | — | $220,000 | $— | $6,407 | Verified |
| 2021 | $— | — | — | — | $16,250 | $— | $453 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +2.6% | +2.6% | ~100% | Not available | Partial |
| 2025 | -9.6% | -9.6% | ~100% | Not available | Partial |
| 2024 | +0.1% | +0.1% | ~100% | 2.4500% | Verified |
| 2023 | +298.7% ! | +298.7% | ~100% | 2.4200% | Verified |
| 2022 | +1406.3% ! | +1406.3% | ~100% | 2.6200% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +5333.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -12.3% | +92.3% | +95.3% | +298.7% | 2024 | -12.3% | 2026 |
| Assessment Ratio | 100.0% | 86.9% | — | 112.3% | 2023 | 35.2% | 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 |
$22,175 | $23,269 | ~$27,190 | $23,969 | 2024 | $22,175 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,676,989 | ~$971,254 | ~2.4429% | ~$23,727 | +89.9% |
| 2027 | ~$3,185,078 | ~$1,068,379 | ~2.3743% | ~$25,367 | +260.7% |
| 2028 | ~$6,049,370 | ~$1,175,217 | ~2.3058% | ~$27,098 | +585.1% |
| 2029 | ~$11,489,476 | ~$1,292,739 | ~2.2372% | ~$28,921 | +1201.2% |
| 2030 | ~$21,821,784 | ~$1,422,013 | ~2.1687% | ~$30,839 | +2371.4% |
| 2026 | ~$1,659,329 | ~$971,254 | ~2.5114% | ~$24,393 | +87.9% |
| 2027 | ~$3,118,352 | ~$1,068,379 | ~2.5114% | ~$26,832 | +253.2% |
| 2028 | ~$5,860,271 | ~$1,175,217 | ~2.5114% | ~$29,515 | +563.7% |
| 2029 | ~$11,013,117 | ~$1,292,739 | ~2.5114% | ~$32,466 | +1147.3% |
| 2030 | ~$20,696,781 | ~$1,422,013 | ~2.5114% | ~$35,713 | +2244.0% |
| 2026 | ~$1,694,648 | ~$971,254 | ~2.4086% | ~$23,394 | +91.9% |
| 2027 | ~$3,252,511 | ~$1,068,379 | ~2.3058% | ~$24,634 | +268.4% |
| 2028 | ~$6,242,494 | ~$1,175,217 | ~2.2029% | ~$25,889 | +607.0% |
| 2029 | ~$11,981,123 | ~$1,292,739 | ~2.1001% | ~$27,149 | +1256.9% |
| 2030 | ~$22,995,185 | ~$1,422,013 | ~1.9973% | ~$28,401 | +2504.3% |
In 2025, this property's market value of $882,958 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 | $882,958 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $975,850 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | $244,771 | $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.