11704 MURANO DR 78747
| Owner | SHAN HAORAN |
|---|---|
| Parcel ID | 0447070143 |
| Short ID | 964808 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,441 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 70 |
| Neighborhood | H1501 |
| Land | $61,276 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $61,276 |
| Improvement | $215,593 |
|---|---|
| Total Improvement | $215,593 |
| Market | $276,869 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $276,869 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $276,869 |
| Taxable Value | $276,869 |
|---|
Appreciation: Market value has risen +1745.8% from $15,000 (2023) to $276,869 (2025), a CAGR of 329.6% 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 $4,769. Austin ISD is the largest single contributor, at 43.6% 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 22% of market value ($61,276 land vs $215,593 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 $276,869, this parcel sits in the upper-middle (50th–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 +181.6% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $59,227,865 by 2031, with an estimated annual tax burden around $936,365. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,441 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,441 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 380 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 178 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 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% | $2,561.59 | $2,561.59 | Paid |
| P10A | — | — | — | — | — | — | $1,107.53 | $1,107.53 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,040.60 | $1,040.60 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $326.77 | $326.77 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $286.28 | $286.28 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $276.87 | $276.87 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $276.87 | $276.87 | Paid |
| Combined Rate | 1.8357% | 1.7020% | 1.5634% | 1.7042% | 1.7225% | +0.0183% | $5,876.51 | $5,876.51 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $2,561.59 | 43.6% |
| P10A | — | $1,107.53 | 18.8% |
| TCO Travis County | 0.3758% | $1,040.60 | 17.7% |
| THD Travis Central Health | 0.1180% | $326.77 | 5.6% |
| ACT Austin Community College | 0.1034% | $286.28 | 4.9% |
| E11 Travis County ESD # 11 | 0.1000% | $276.87 | 4.7% |
| E15 Travis County ESD # 15 | 0.1000% | $276.87 | 4.7% |
| Total | 1.7225% 6 of 7 | $5,876.51 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $334,776 | $276,869 | +20.9% |
| Assessed Value | $334,776 | $276,869 | +20.9% |
| Land Value | $61,276 | $61,276 | +0.0% |
| Improvement Value | $273,500 | $215,593 | +26.9% |
| Taxable Value | $334,776 | $276,869 | +20.9% |
| Total Tax 2026 = estimate |
~$5,766
Estimated
|
~$5,877
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $334,776 | $61,276 | $273,500 | — | $334,776 | $334,776 | Not yet — post-cert | Preliminary |
| 2025 | $276,869 | $61,276 | $215,593 | — | $276,869 | $276,869 | ~$5,877 | 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 | +20.9% | +20.9% | ~100% | Not available | Partial |
| 2025 | +476.8% ! | +476.8% | ~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): +1745.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +20.9% | +239.2% | +181.5% | +476.8% | 2025 | +20.9% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2023 | 100.0% | 2023 |
| Effective Tax Rate (2025) | 2.1200% | 2.1200% | — | 2.1200% | 2025 | 2.1200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,877 | $2,866 | ~$291,485 | $5,877 | 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 | ~$942,559 | ~$942,559 | ~1.6942% | ~$15,969 | +181.5% |
| 2028 | ~$2,653,768 | ~$2,653,768 | ~1.6659% | ~$44,208 | +692.7% |
| 2029 | ~$7,471,665 | ~$7,471,665 | ~1.6376% | ~$122,353 | +2131.8% |
| 2030 | ~$21,036,415 | ~$21,036,415 | ~1.6093% | ~$338,530 | +6183.7% |
| 2031 | ~$59,227,865 | ~$59,227,865 | ~1.5810% | ~$936,365 | +17591.8% |
| 2027 | ~$935,864 | ~$935,864 | ~1.7225% | ~$16,120 | +179.5% |
| 2028 | ~$2,616,200 | ~$2,616,200 | ~1.7225% | ~$45,063 | +681.5% |
| 2029 | ~$7,313,567 | ~$7,313,567 | ~1.7225% | ~$125,974 | +2084.6% |
| 2030 | ~$20,445,021 | ~$20,445,021 | ~1.7225% | ~$352,159 | +6007.1% |
| 2031 | ~$57,153,899 | ~$57,153,899 | ~1.7225% | ~$984,458 | +16972.3% |
| 2027 | ~$949,255 | ~$949,255 | ~1.6800% | ~$15,948 | +183.5% |
| 2028 | ~$2,691,605 | ~$2,691,605 | ~1.6376% | ~$44,077 | +704.0% |
| 2029 | ~$7,632,025 | ~$7,632,025 | ~1.5951% | ~$121,739 | +2179.7% |
| 2030 | ~$21,640,547 | ~$21,640,547 | ~1.5527% | ~$336,002 | +6364.2% |
| 2031 | ~$61,361,606 | ~$61,361,606 | ~1.5102% | ~$926,681 | +18229.2% |
In 2025, this property's market value of $276,869 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — 3× 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 | $276,869 | $24,862 | $84,423 | $362,804 | ↑ Above median | +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 | — |