912 VILLA RIALTO VW TX 78641
| Owner | SEKAR ARAVIND & KAMESHWARI CHINNASAMY |
|---|---|
| Parcel ID | 0512580203 |
| Short ID | 947491 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 3,750 SF |
| Land SF | 9,965 SF |
| Acres | 0.229 |
| Year Built | 2022 |
| Legal | LOT 48 BLK J TRAVISSO PHS 3 SEC 8 |
| Neighborhood | T4500 |
| Land | $297,294 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $297,294 |
| Improvement | $536,719 |
|---|---|
| Total Improvement | $536,719 |
| Market | $834,013 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $834,013 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $834,013 |
| Exemptions (−) (HS) | −$166,803 |
|---|---|
| Taxable Value | $667,210 |
Appreciation: Market value has fallen -11.1% from $938,125 (2024) to $834,013 (2025), a CAGR of -11.1% 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 $16,757. Leander ISD is the largest single contributor, at 40.6% 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 36% of market value ($297,294 land vs $536,719 improvements), about $30/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Submarket Position: At $834,013, 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 -11.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $463,162 by 2030, with an estimated annual tax burden around $10,044. 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.
10 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 3,750 SF | ✗ |
| 1ST | 1st Floor | 2,284 SF | ✓ |
| 2ND | 2nd Floor | 1,466 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 418 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 234 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 126 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 522 | FIREPLACE | 2 SF | ✓ |
| 250 | HALF BATHROOM | 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% | $7,543.23 | $7,543.23 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $3,445.38 | $3,445.38 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $3,419.45 | $3,419.45 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,507.68 | $2,507.68 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $853.75 | $853.75 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $787.46 | $787.46 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $18,556.95 | $18,556.95 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $723,275 | $834,013 | -13.3% |
| Assessed Value | $723,275 | $834,013 | -13.3% |
| Land Value | $216,214 | $297,294 | -27.3% |
| Improvement Value | $507,061 | $536,719 | -5.5% |
| Taxable Value | $578,620 | $667,210 | -13.3% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$14,532
Estimated
|
~$18,557
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $826,128 | $723,275 | -102,853 (-12.5%) |
| Taxable Value | $660,902 | $578,620 | -82,282 (-12.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $723,275 | $216,214 | $507,061 | — | $723,275 | $578,620 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $834,013 | $297,294 | $536,719 | — | $834,013 | $667,210 | ~$18,557 | Partial |
| 2024 | $938,125 | — | — | −$663,125 | $275,000 | $— | $20,717 | Verified |
| 2023 | $— | — | — | — | $275,000 | $— | $20,831 | Verified |
| 2022 | $— | — | — | — | $68,750 | $— | $1,800 | Verified |
| 2021 | $— | — | — | — | $16,250 | $— | $453 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -0.9% | -0.9% | ~100% | Not available | Partial |
| 2025 | -9.8% | -9.8% | ~100% | Not available | Partial |
| 2024 | -1.4% | -1.4% | ~100% | 2.2400% | Verified |
| 2023 | +1264.5% ! | +1264.5% | ~100% | 2.2200% | 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): +5032.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -13.3% | -12.2% | -8.4% | -11.1% | 2025 | -13.3% | 2026 |
| Assessment Ratio | 100.0% | 76.4% | — | 100.0% | 2025 | 29.3% | 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 |
$18,557 | $19,637 | ~$13,795 | $20,717 | 2024 | $18,557 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$741,455 | ~$741,455 | ~2.4429% | ~$18,113 | -11.1% |
| 2027 | ~$659,169 | ~$659,169 | ~2.3743% | ~$15,651 | -21.0% |
| 2028 | ~$586,016 | ~$586,016 | ~2.3058% | ~$13,512 | -29.7% |
| 2029 | ~$520,980 | ~$520,980 | ~2.2372% | ~$11,655 | -37.5% |
| 2030 | ~$463,162 | ~$463,162 | ~2.1687% | ~$10,044 | -44.5% |
| 2026 | ~$792,312 | ~$792,312 | ~2.5114% | ~$19,899 | -5.0% |
| 2027 | ~$752,697 | ~$752,697 | ~2.5114% | ~$18,904 | -9.7% |
| 2028 | ~$715,062 | ~$715,062 | ~2.5114% | ~$17,958 | -14.3% |
| 2029 | ~$679,309 | ~$679,309 | ~2.5114% | ~$17,061 | -18.5% |
| 2030 | ~$645,343 | ~$645,343 | ~2.5114% | ~$16,207 | -22.6% |
| 2026 | ~$758,135 | ~$758,135 | ~2.4086% | ~$18,261 | -9.1% |
| 2027 | ~$689,161 | ~$689,161 | ~2.3058% | ~$15,891 | -17.4% |
| 2028 | ~$626,462 | ~$626,462 | ~2.2029% | ~$13,801 | -24.9% |
| 2029 | ~$569,467 | ~$569,467 | ~2.1001% | ~$11,959 | -31.7% |
| 2030 | ~$517,658 | ~$517,658 | ~1.9973% | ~$10,339 | -37.9% |
In 2025, this property's market value of $834,013 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 | $834,013 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $938,125 | $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.