900 VILLA RIALTO VW TX 78641
| Owner | ZENG LAWRENCE & MAY YANG |
|---|---|
| Parcel ID | 0512580205 |
| Short ID | 947493 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,885 SF |
| Land SF | 9,890 SF |
| Acres | 0.227 |
| Year Built | 2022 |
| Legal | LOT 46 BLK J TRAVISSO PHS 3 SEC 8 |
| Neighborhood | T4500 |
| Land | $297,102 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $297,102 |
| Improvement | $322,931 |
|---|---|
| Total Improvement | $322,931 |
| Market | $620,033 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $620,033 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $620,033 |
| Taxable Value | $620,033 |
|---|
Appreciation: Market value has fallen -17.3% from $750,000 (2024) to $620,033 (2025), a CAGR of -17.3% over 1 year. Growth has been relatively flat for this asset class. 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 $15,572. 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 48% of market value ($297,102 land vs $322,931 improvements), about $30/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $620,033, 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 -17.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $239,432 by 2030, with an estimated annual tax burden around $5,192. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,885 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,885 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 399 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 364 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 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% | $6,739.14 | $6,739.14 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $2,587.29 | $2,587.29 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $2,542.14 | $2,542.14 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,330.36 | $2,330.36 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $731.78 | $731.78 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $641.11 | $641.11 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $15,571.82 | $15,571.82 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $635,520 | $620,033 | +2.5% |
| Assessed Value | $635,520 | $620,033 | +2.5% |
| Land Value | $216,074 | $297,102 | -27.3% |
| Improvement Value | $419,446 | $322,931 | +29.9% |
| Taxable Value | $635,520 | $620,033 | +2.5% |
| Total Tax 2026 = estimate |
~$15,961
Estimated
|
~$15,572
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $700,403 | $635,520 | -64,883 (-9.3%) |
| Taxable Value | $700,403 | $635,520 | -64,883 (-9.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $635,520 | $216,074 | $419,446 | — | $635,520 | $635,520 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $620,033 | $297,102 | $322,931 | — | $620,033 | $620,033 | ~$15,572 | Partial |
| 2024 | $750,000 | — | — | −$475,000 | $275,000 | $— | $14,136 | Verified |
| 2023 | $— | — | — | — | $275,000 | $— | $18,187 | Verified |
| 2022 | $— | — | — | — | $68,750 | $— | $1,800 | Verified |
| 2021 | $— | — | — | — | $16,250 | $— | $453 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +13.0% | +13.0% | ~100% | Not available | Partial |
| 2025 | +7.6% | +7.6% | ~100% | Not available | Partial |
| 2024 | -23.9% | -23.9% | ~100% | 2.4500% | Verified |
| 2023 | +1001.4% ! | +1001.4% | ~100% | 2.4000% | 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): +3715.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +2.5% | -7.4% | -17.7% | +2.5% | 2026 | -17.3% | 2025 |
| Assessment Ratio | 100.0% | 78.9% | — | 100.0% | 2025 | 36.7% | 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 |
$15,572 | $14,854 | ~$8,467 | $15,572 | 2025 | $14,136 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$512,588 | ~$512,588 | ~2.4429% | ~$12,522 | -17.3% |
| 2027 | ~$423,762 | ~$423,762 | ~2.3743% | ~$10,062 | -31.7% |
| 2028 | ~$350,328 | ~$350,328 | ~2.3058% | ~$8,078 | -43.5% |
| 2029 | ~$289,620 | ~$289,620 | ~2.2372% | ~$6,479 | -53.3% |
| 2030 | ~$239,432 | ~$239,432 | ~2.1687% | ~$5,192 | -61.4% |
| 2026 | ~$589,031 | ~$589,031 | ~2.5114% | ~$14,793 | -5.0% |
| 2027 | ~$559,580 | ~$559,580 | ~2.5114% | ~$14,054 | -9.7% |
| 2028 | ~$531,601 | ~$531,601 | ~2.5114% | ~$13,351 | -14.3% |
| 2029 | ~$505,021 | ~$505,021 | ~2.5114% | ~$12,683 | -18.5% |
| 2030 | ~$479,770 | ~$479,770 | ~2.5114% | ~$12,049 | -22.6% |
| 2026 | ~$524,989 | ~$524,989 | ~2.4086% | ~$12,645 | -15.3% |
| 2027 | ~$444,513 | ~$444,513 | ~2.3058% | ~$10,249 | -28.3% |
| 2028 | ~$376,374 | ~$376,374 | ~2.2029% | ~$8,291 | -39.3% |
| 2029 | ~$318,680 | ~$318,680 | ~2.1001% | ~$6,693 | -48.6% |
| 2030 | ~$269,830 | ~$269,830 | ~1.9973% | ~$5,389 | -56.5% |
In 2025, this property's market value of $620,033 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 7× 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 | $620,033 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $750,000 | $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.