836 VILLA RIALTO VW TX 78641
| Owner | MAKNOJIYA SOEF & NEELAM |
|---|---|
| Parcel ID | 0512580207 |
| Short ID | 947495 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 3,253 SF |
| Land SF | 12,926 SF |
| Acres | 0.297 |
| Year Built | 2021 |
| Legal | LOT 44 BLK J TRAVISSO PHS 3 SEC 8 |
| Neighborhood | T4500 |
| Land | $310,988 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $310,988 |
| Improvement | $491,353 |
|---|---|
| Total Improvement | $491,353 |
| Market | $802,341 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $802,341 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $802,341 |
| Exemptions (−) (HS) | −$160,468 |
|---|---|
| Taxable Value | $641,873 |
Appreciation: Market value has risen +203.9% from $264,004 (2023) to $802,341 (2025), a CAGR of 74.3% 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 $16,120. Leander ISD is the largest single contributor, at 40.5% 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 39% of market value ($310,988 land vs $491,353 improvements), about $24/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Submarket Position: At $802,341, 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 +74.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $12,919,038 by 2030, with an estimated annual tax burden around $28,023. 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 | 3,253 SF | ✗ |
| 1ST | 1st Floor | 2,162 SF | ✓ |
| 2ND | 2nd Floor | 1,091 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 685 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 602 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 1525% 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% | $7,198.98 | $7,198.98 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $3,314.55 | $3,314.55 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $3,289.60 | $3,289.60 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,412.45 | $2,412.45 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $821.32 | $821.32 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $757.56 | $757.56 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $17,794.46 | $17,794.46 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $688,640 | $802,341 | -14.2% |
| Assessed Value | $688,640 | $802,341 | -14.2% |
| Land Value | $226,173 | $310,988 | -27.3% |
| Improvement Value | $462,467 | $491,353 | -5.9% |
| Taxable Value | $550,912 | $641,873 | -14.2% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$13,836
Estimated
|
~$17,794
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $786,568 | $688,640 | -97,928 (-12.5%) |
| Taxable Value | $629,254 | $550,912 | -78,342 (-12.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $688,640 | $226,173 | $462,467 | — | $688,640 | $550,912 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $802,341 | $310,988 | $491,353 | — | $802,341 | $641,873 | ~$17,794 | Partial |
| 2024 | $877,802 | — | — | −$575,302 | $302,500 | $— | $19,541 | Verified |
| 2023 | $264,004 | — | — | — | $302,500 ! | $— | $19,420 | Verified |
| 2022 | $— | — | — | — | $242,000 | $— | $6,899 | Verified |
| 2021 | $— | — | — | — | $16,250 | $— | $453 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -2.0% | -2.0% | ~100% | Not available | Partial |
| 2025 | -8.3% | -8.3% | ~100% | Not available | Partial |
| 2024 | -0.3% | -0.3% | ~100% | 2.2300% | Verified |
| 2023 | +232.5% ! | +232.5% | ~100% | 2.2100% | Verified |
| 2022 | +1524.6% ! | +1524.6% | ~100% | 2.6100% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +4837.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -14.2% | +69.9% | +80.1% | +232.5% | 2024 | -14.2% | 2026 |
| Assessment Ratio | 100.0% | 87.3% | — | 114.6% | 2023 | 34.5% | 2024 |
| Effective Tax Rate (2025) | 2.2200% | 2.2200% | — | 2.2200% | 2025 | 2.2200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$17,794 | $18,919 | ~$24,708 | $19,541 | 2024 | $17,794 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,398,728 | ~$882,575 | ~2.4429% | ~$21,560 | +74.3% |
| 2027 | ~$2,438,414 | ~$970,833 | ~2.3743% | ~$23,051 | +203.9% |
| 2028 | ~$4,250,908 | ~$1,067,916 | ~2.3058% | ~$24,624 | +429.8% |
| 2029 | ~$7,410,644 | ~$1,174,707 | ~2.2372% | ~$26,281 | +823.6% |
| 2030 | ~$12,919,038 | ~$1,292,178 | ~2.1687% | ~$28,023 | +1510.2% |
| 2026 | ~$1,382,681 | ~$882,575 | ~2.5114% | ~$22,165 | +72.3% |
| 2027 | ~$2,382,786 | ~$970,833 | ~2.5114% | ~$24,382 | +197.0% |
| 2028 | ~$4,106,275 | ~$1,067,916 | ~2.5114% | ~$26,820 | +411.8% |
| 2029 | ~$7,076,379 | ~$1,174,707 | ~2.5114% | ~$29,502 | +782.0% |
| 2030 | ~$12,194,783 | ~$1,292,178 | ~2.5114% | ~$32,452 | +1419.9% |
| 2026 | ~$1,414,775 | ~$882,575 | ~2.4086% | ~$21,258 | +76.3% |
| 2027 | ~$2,494,684 | ~$970,833 | ~2.3058% | ~$22,385 | +210.9% |
| 2028 | ~$4,398,898 | ~$1,067,916 | ~2.2029% | ~$23,526 | +448.3% |
| 2029 | ~$7,756,614 | ~$1,174,707 | ~2.1001% | ~$24,670 | +866.7% |
| 2030 | ~$13,677,302 | ~$1,292,178 | ~1.9973% | ~$25,808 | +1604.7% |
In 2025, this property's market value of $802,341 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 9× 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 | $802,341 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $877,802 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | $264,004 | $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.