828 VILLA RIALTO VW TX 78641
| Owner | CHELKAPALLY SAI KUMAR & MANASA GUNTAKA |
|---|---|
| Parcel ID | 0512580208 |
| Short ID | 947496 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 4,001 SF |
| Land SF | 11,292 SF |
| Acres | 0.259 |
| Year Built | 2021 |
| Legal | LOT 43 BLK J TRAVISSO PHS 3 SEC 8 |
| Neighborhood | T4500 |
| Land | $300,689 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $300,689 |
| Improvement | $559,723 |
|---|---|
| Total Improvement | $559,723 |
| Market | $860,412 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $860,412 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $860,412 |
| Exemptions (−) (HS) | −$172,082 |
|---|---|
| Taxable Value | $688,330 |
Appreciation: Market value has risen +230.2% from $260,550 (2023) to $860,412 (2025), a CAGR of 81.7% 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 $17,287. Leander ISD is the largest single contributor, at 40.8% 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 35% of market value ($300,689 land vs $559,723 improvements), about $27/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Submarket Position: At $860,412, 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 +81.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $17,050,806 by 2030, with an estimated annual tax burden around $30,051. 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.
11 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 4,001 SF | ✗ |
| 1ST | 1st Floor | 2,451 SF | ✓ |
| 2ND | 2nd Floor | 1,550 SF | ✓ |
| 612 | TERRACE UNCOVERD | 686 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 380 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 284 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 133 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 1503% 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% | $7,830.16 | $7,830.16 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $3,554.44 | $3,554.44 | Paid |
| U7P Travis County MUD #20 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $3,527.69 | $3,527.69 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,587.05 | $2,587.05 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $880.77 | $880.77 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $812.39 | $812.39 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $19,192.50 | $19,192.50 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $747,141 | $860,412 | -13.2% |
| Assessed Value | $747,141 | $860,412 | -13.2% |
| Land Value | $218,683 | $300,689 | -27.3% |
| Improvement Value | $528,458 | $559,723 | -5.6% |
| Taxable Value | $597,713 | $688,330 | -13.2% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$15,011
Estimated
|
~$19,192
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $853,388 | $747,141 | -106,247 (-12.5%) |
| Taxable Value | $682,710 | $597,713 | -84,997 (-12.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $747,141 | $218,683 | $528,458 | — | $747,141 | $597,713 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $860,412 | $300,689 | $559,723 | — | $860,412 | $688,330 | ~$19,192 | Partial |
| 2024 | $828,528 | — | — | −$553,528 | $275,000 | $— | $20,731 | Verified |
| 2023 | $260,550 | — | — | — | $275,000 ! | $— | $18,268 | Verified |
| 2022 | $— | — | — | — | $220,000 | $— | $6,820 | Verified |
| 2021 | $— | — | — | — | $16,250 | $— | $453 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -0.8% | -0.8% | ~100% | Not available | Partial |
| 2025 | -7.0% | -7.0% | ~100% | Not available | Partial |
| 2024 | -3.8% | -3.8% | ~100% | 2.2400% | Verified |
| 2023 | +269.4% ! | +269.4% | ~100% | 1.9000% | Verified |
| 2022 | +1503.4% ! | +1503.4% | ~100% | 2.6200% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +5194.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -13.2% | +69.5% | +87.2% | +218.0% | 2024 | -13.2% | 2026 |
| Assessment Ratio | 100.0% | 84.7% | — | 105.5% | 2023 | 33.2% | 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 |
$19,192 | $19,397 | ~$26,496 | $20,731 | 2024 | $18,268 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,563,559 | ~$946,453 | ~2.4429% | ~$23,121 | +81.7% |
| 2027 | ~$2,841,331 | ~$1,041,099 | ~2.3743% | ~$24,719 | +230.2% |
| 2028 | ~$5,163,326 | ~$1,145,208 | ~2.3058% | ~$26,406 | +500.1% |
| 2029 | ~$9,382,903 | ~$1,259,729 | ~2.2372% | ~$28,183 | +990.5% |
| 2030 | ~$17,050,806 | ~$1,385,702 | ~2.1687% | ~$30,051 | +1881.7% |
| 2026 | ~$1,546,350 | ~$946,453 | ~2.5114% | ~$23,770 | +79.7% |
| 2027 | ~$2,779,133 | ~$1,041,099 | ~2.5114% | ~$26,147 | +223.0% |
| 2028 | ~$4,994,715 | ~$1,145,208 | ~2.5114% | ~$28,761 | +480.5% |
| 2029 | ~$8,976,606 | ~$1,259,729 | ~2.5114% | ~$31,637 | +943.3% |
| 2030 | ~$16,132,943 | ~$1,385,702 | ~2.5114% | ~$34,801 | +1775.0% |
| 2026 | ~$1,580,767 | ~$946,453 | ~2.4086% | ~$22,796 | +83.7% |
| 2027 | ~$2,904,218 | ~$1,041,099 | ~2.3058% | ~$24,005 | +237.5% |
| 2028 | ~$5,335,689 | ~$1,145,208 | ~2.2029% | ~$25,228 | +520.1% |
| 2029 | ~$9,802,838 | ~$1,259,729 | ~2.1001% | ~$26,456 | +1039.3% |
| 2030 | ~$18,009,978 | ~$1,385,702 | ~1.9973% | ~$27,676 | +1993.2% |
In 2025, this property's market value of $860,412 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 | $860,412 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $828,528 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | $260,550 | $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.