11516 MURANO DR 78747
| Owner | NAMBURI SHILPA & SRAVANTHI NAMBURI |
|---|---|
| Parcel ID | 0447070134 |
| Short ID | 964799 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,811 SF |
| Land SF | 4,800 SF |
| Acres | 0.110 |
| Year Built | 2024 |
| Legal | WEST BELLA FORTUNA PHS 1 (A SMALL LT SUBD) BLK K LOT 79 |
| Neighborhood | H1501 |
| Land | $61,276 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $61,276 |
| Improvement | $318,742 |
|---|---|
| Total Improvement | $318,742 |
| Market | $380,018 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $380,018 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $380,018 |
| Taxable Value | $380,018 |
|---|
Appreciation: Market value has risen +2433.5% from $15,000 (2023) to $380,018 (2025), a CAGR of 403.3% over 2 years. This is strong appreciation — well above typical inflation. 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 +18.1%, so this parcel has outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 1.7225% in 2025 (+0.0183% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $6,546. Austin ISD is the largest single contributor, at 45.9% 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 16% of market value ($61,276 land vs $318,742 improvements), about $13/SF of land. Most value sits in the improvements, so building condition, age (~2 yrs), and rent roll drive the underwriting.
Submarket Position: At $380,018, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $84,423 (P25 $24,862 / P75 $362,804, 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 +194.8% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $85,644,600 by 2031, with an estimated annual tax burden around $1,354,002. 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 |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 1,811 SF | ✗ |
| 2ND | 2nd Floor | 1,026 SF | ✓ |
| 1ST | 1st Floor | 785 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 424 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 117 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
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.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $3,515.93 | $3,515.93 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,428.28 | $1,428.28 | Paid |
| P10A | — | — | — | — | — | — | $1,107.53 | $1,107.53 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $448.51 | $448.51 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $392.94 | $392.94 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $380.02 | $380.02 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $380.02 | $380.02 | Paid |
| Combined Rate | 1.8357% | 1.7020% | 1.5634% | 1.7042% | 1.7225% | +0.0183% | $7,653.23 | $7,653.23 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $3,515.93 | 45.9% |
| TCO Travis County | 0.3758% | $1,428.28 | 18.7% |
| P10A | — | $1,107.53 | 14.5% |
| THD Travis Central Health | 0.1180% | $448.51 | 5.9% |
| ACT Austin Community College | 0.1034% | $392.94 | 5.1% |
| E11 Travis County ESD # 11 | 0.1000% | $380.02 | 5.0% |
| E15 Travis County ESD # 15 | 0.1000% | $380.02 | 5.0% |
| Total | 1.7225% 6 of 7 | $7,653.23 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $384,432 | $380,018 | +1.2% |
| Assessed Value | $384,432 | $380,018 | +1.2% |
| Land Value | $61,276 | $61,276 | +0.0% |
| Improvement Value | $323,156 | $318,742 | +1.4% |
| Taxable Value | $384,432 | $380,018 | +1.2% |
| Total Tax 2026 = estimate |
~$6,622
Estimated
|
~$7,653
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $384,432 | $61,276 | $323,156 | — | $384,432 | $384,432 | Not yet — post-cert | Preliminary |
| 2025 | $380,018 | $61,276 | $318,742 | — | $380,018 | $380,018 | ~$7,653 | Partial |
| 2024 | $48,000 | $60,000 | — | — | $48,000 | $48,000 | $1,367 | Verified |
| 2023 | $15,000 | $15,000 | — | — | $15,000 | $15,000 | $1,355 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.2% | +1.2% | ~100% | Not available | Partial |
| 2025 | +691.7% ! | +691.7% | ~100% | Not available | Partial |
| 2024 | +220.0% ! | +220.0% | ~100% | No billing data | Verified |
| 2023 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +2433.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.2% | +304.3% | +194.8% | +691.7% | 2025 | +1.2% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2023 | 100.0% | 2023 |
| Effective Tax Rate (2025) | 2.0100% | 2.0100% | — | 2.0100% | 2025 | 2.0100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$7,653 | $3,458 | ~$411,536 | $7,653 | 2025 | $1,355 | 2023 |
Market value changed by 220% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$1,133,432 | ~$1,133,432 | ~1.6942% | ~$19,202 | +194.8% |
| 2028 | ~$3,341,733 | ~$3,341,733 | ~1.6659% | ~$55,669 | +769.3% |
| 2029 | ~$9,852,531 | ~$9,852,531 | ~1.6376% | ~$161,341 | +2462.9% |
| 2030 | ~$29,048,512 | ~$29,048,512 | ~1.6093% | ~$467,465 | +7456.2% |
| 2031 | ~$85,644,600 | ~$85,644,600 | ~1.5810% | ~$1,354,002 | +22178.2% |
| 2027 | ~$1,125,744 | ~$1,125,744 | ~1.7225% | ~$19,391 | +192.8% |
| 2028 | ~$3,296,549 | ~$3,296,549 | ~1.7225% | ~$56,782 | +757.5% |
| 2029 | ~$9,653,384 | ~$9,653,384 | ~1.7225% | ~$166,276 | +2411.1% |
| 2030 | ~$28,268,294 | ~$28,268,294 | ~1.7225% | ~$486,912 | +7253.3% |
| 2031 | ~$82,778,892 | ~$82,778,892 | ~1.7225% | ~$1,425,840 | +21432.8% |
| 2027 | ~$1,141,121 | ~$1,141,121 | ~1.6800% | ~$19,171 | +196.8% |
| 2028 | ~$3,387,224 | ~$3,387,224 | ~1.6376% | ~$55,468 | +781.1% |
| 2029 | ~$10,054,398 | ~$10,054,398 | ~1.5951% | ~$160,378 | +2515.4% |
| 2030 | ~$29,844,771 | ~$29,844,771 | ~1.5527% | ~$463,385 | +7663.3% |
| 2031 | ~$88,589,129 | ~$88,589,129 | ~1.5102% | ~$1,337,871 | +22944.2% |
In 2025, this property's market value of $380,018 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 5× the county median of $84,423. 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 | $380,018 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $48,000 | $23,000 | $66,000 | $328,966 | ↓ Below median | +0.0% |
| 2023 | $15,000 | $24,692 | $71,500 | $270,000 | ↓ Bottom 25% | +0.0% |
| Source | What it provides | Coverage for this parcel | Confidence |
|---|---|---|---|
| TCAD Certified Appraisal Roll ↗ | Market, assessed, and taxable value; land/improvement split; exemptions | 2025 | Certified |
| Texas Comptroller Annual Jurisdiction Roll (AJR) | Prior-year market and taxable value | 2023–2024 | Verified |
| TCAD Preliminary Export ↗ | First-look 2026 appraisal value, subject to change at certification | 2026 (exported June 9, 2026; certifies July 25, 2026) | Preliminary |
| Travis County Rates History ↗ | Adopted tax rate for each of this parcel's taxing entities | 1990–2025 | Verified |
| TaxCurOpenData | Current-year (2025) tax billing, by taxing entity | 2025 | Partial |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2023, 2024 | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |