908 VILLA RIALTO VW TX 78641
| Owner | ALI ALISHAH & REEYA B MAREDIYA |
|---|---|
| Parcel ID | 0512580204 |
| Short ID | 947492 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 3,963 SF |
| Land SF | 10,281 SF |
| Acres | 0.236 |
| Year Built | 2021 |
| Legal | LOT 47 BLK J TRAVISSO PHS 3 SEC 8 |
| Neighborhood | T4500 |
| Land | $298,103 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $298,103 |
| Improvement | $626,684 |
|---|---|
| Total Improvement | $626,684 |
| Market | $924,787 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $924,787 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $924,787 |
| Taxable Value | $924,787 |
|---|
Appreciation: Market value has risen +254.2% from $261,102 (2023) to $924,787 (2025), a CAGR of 88.2% 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 $23,226. 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 32% of market value ($298,103 land vs $626,684 improvements), about $29/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Submarket Position: At $924,787, 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 +88.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $21,833,357 by 2030, with an estimated annual tax burden around $32,300. 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 | 3,963 SF | ✗ |
| 1ST | 1st Floor | 2,413 SF | ✓ |
| 2ND | 2nd Floor | 1,550 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 421 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 390 SF | ✓ |
| 012 | PORCH OPEN 2ND F | 285 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 1507% 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% | $10,051.51 | $10,051.51 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $3,858.97 | $3,858.97 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $3,791.63 | $3,791.63 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,475.77 | $3,475.77 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,091.46 | $1,091.46 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $956.23 | $956.23 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $23,225.57 | $23,225.57 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $847,827 | $924,787 | -8.3% |
| Assessed Value | $847,827 | $924,787 | -8.3% |
| Land Value | $216,802 | $298,103 | -27.3% |
| Improvement Value | $631,025 | $626,684 | +0.7% |
| Taxable Value | $678,262 | $924,787 | -26.7% |
| Exemptions | HS | None | |
| Total Tax 2026 = estimate |
~$17,034
Estimated
|
~$23,226
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $847,827 | $847,827 | +0 (+0.0%) |
| Taxable Value | $678,262 | $678,262 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $847,827 | $216,802 | $631,025 | — | $847,827 | $678,262 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $924,787 | $298,103 | $626,684 | — | $924,787 | $924,787 | ~$23,226 | Partial |
| 2024 | $871,890 | — | — | −$596,890 | $275,000 | $— | $19,565 | Verified |
| 2023 | $261,102 | — | — | — | $275,000 ! | $— | $19,282 | Verified |
| 2022 | $— | — | — | — | $220,000 | $— | $6,453 | Verified |
| 2021 | $— | — | — | — | $16,250 | $— | $453 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -8.3% | -8.3% | ~100% | Not available | Partial |
| 2025 | +5.6% | +5.6% | ~100% | Not available | Partial |
| 2024 | -9.9% | -9.9% | ~100% | 2.2300% | Verified |
| 2023 | +272.4% ! | +272.4% | ~100% | 1.9800% | Verified |
| 2022 | +1506.8% ! | +1506.8% | ~100% | 2.4700% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +5591.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -8.3% | +77.2% | +91.6% | +233.9% | 2024 | -8.3% | 2026 |
| Assessment Ratio | 100.0% | 84.2% | — | 105.3% | 2023 | 31.5% | 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 |
$23,226 | $20,691 | ~$28,479 | $23,226 | 2025 | $19,282 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,740,434 | ~$1,017,266 | ~2.4429% | ~$24,851 | +88.2% |
| 2027 | ~$3,275,467 | ~$1,118,992 | ~2.3743% | ~$26,569 | +254.2% |
| 2028 | ~$6,164,374 | ~$1,230,891 | ~2.3058% | ~$28,382 | +566.6% |
| 2029 | ~$11,601,249 | ~$1,353,981 | ~2.2372% | ~$30,292 | +1154.5% |
| 2030 | ~$21,833,357 | ~$1,489,379 | ~2.1687% | ~$32,300 | +2260.9% |
| 2026 | ~$1,721,938 | ~$1,017,266 | ~2.5114% | ~$25,548 | +86.2% |
| 2027 | ~$3,206,220 | ~$1,118,992 | ~2.5114% | ~$28,103 | +246.7% |
| 2028 | ~$5,969,927 | ~$1,230,891 | ~2.5114% | ~$30,913 | +545.5% |
| 2029 | ~$11,115,905 | ~$1,353,981 | ~2.5114% | ~$34,005 | +1102.0% |
| 2030 | ~$20,697,629 | ~$1,489,379 | ~2.5114% | ~$37,405 | +2138.1% |
| 2026 | ~$1,758,929 | ~$1,017,266 | ~2.4086% | ~$24,502 | +90.2% |
| 2027 | ~$3,345,454 | ~$1,118,992 | ~2.3058% | ~$25,801 | +261.8% |
| 2028 | ~$6,362,998 | ~$1,230,891 | ~2.2029% | ~$27,116 | +588.1% |
| 2029 | ~$12,102,316 | ~$1,353,981 | ~2.1001% | ~$28,435 | +1208.7% |
| 2030 | ~$23,018,403 | ~$1,489,379 | ~1.9973% | ~$29,747 | +2389.0% |
In 2025, this property's market value of $924,787 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 11× 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 | $924,787 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $871,890 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | $261,102 | $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.