11509 DOMENICO CV 78747
| Owner | KRUMBACK RAKEL |
|---|---|
| Parcel ID | 0447071078 |
| Short ID | 964890 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,321 SF |
| Land SF | 4,860 SF |
| Acres | 0.112 |
| Year Built | 2024 |
| Legal | WEST BELLA FORTUNA PHS 1 (A SMALL LT SUBD) BLK L LOT 32 |
| Neighborhood | H1501 |
| Land | $61,301 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $61,301 |
| Improvement | $261,669 |
|---|---|
| Total Improvement | $261,669 |
| Market | $322,970 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $322,970 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $322,970 |
| Exemptions on file | HS |
|---|---|
| Taxable Value | $322,970 |
Appreciation: Market value has risen +2053.1% from $15,000 (2023) to $322,970 (2025), a CAGR of 364.0% 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 $5,563. Austin ISD is the largest single contributor, at 33.1% 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 19% of market value ($61,301 land vs $261,669 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 $322,970, 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 +177.1% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $52,189,256 by 2031, with an estimated annual tax burden around $8,129. 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 | 1,321 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,321 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 386 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 21 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% | $1,692.84 | $1,692.84 | Paid |
| P10A | — | — | — | — | — | — | $1,107.53 | $1,107.53 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,017.17 | $1,017.17 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $328.78 | $328.78 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $322.97 | $322.97 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $322.97 | $322.97 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $319.41 | $319.41 | Paid |
| Combined Rate | 1.8357% | 1.7020% | 1.5634% | 1.7042% | 1.7225% | +0.0183% | $5,111.67 | $5,111.67 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $1,692.84 | 33.1% |
| P10A | — | $1,107.53 | 21.7% |
| TCO Travis County | 0.3758% | $1,017.17 | 19.9% |
| ACT Austin Community College | 0.1034% | $328.78 | 6.4% |
| E11 Travis County ESD # 11 | 0.1000% | $322.97 | 6.3% |
| E15 Travis County ESD # 15 | 0.1000% | $322.97 | 6.3% |
| THD Travis Central Health | 0.1180% | $319.41 | 6.2% |
| Total | 1.7225% 6 of 7 | $5,111.67 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $319,264 | $322,970 | -1.1% |
| Assessed Value | $319,264 | $322,970 | -1.1% |
| Land Value | $61,301 | $61,301 | +0.0% |
| Improvement Value | $257,963 | $261,669 | -1.4% |
| Taxable Value | $319,264 | $322,970 | -1.1% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$5,499
Estimated
|
~$5,112
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $319,264 | $61,301 | $257,963 | — | $319,264 | $319,264 | Not yet — post-cert | Preliminary |
| 2025 | $322,970 | $61,301 | $261,669 | — | $322,970 | $322,970 | ~$5,112 | 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 | -1.1% | -1.1% | ~100% | Not available | Partial |
| 2025 | +572.9% ! | +572.9% | ~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): +2053.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.1% | +263.9% | +177.1% | +572.9% | 2025 | -1.1% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2023 | 100.0% | 2023 |
| Effective Tax Rate (2025) | 1.5800% | 1.5800% | — | 1.5800% | 2025 | 1.5800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,112 | $2,611 | ~$6,999 | $5,112 | 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 | ~$884,782 | ~$351,190 | ~1.6942% | ~$5,950 | +177.1% |
| 2028 | ~$2,452,011 | ~$386,309 | ~1.6659% | ~$6,435 | +668.0% |
| 2029 | ~$6,795,300 | ~$424,940 | ~1.6376% | ~$6,959 | +2028.4% |
| 2030 | ~$18,831,932 | ~$467,434 | ~1.6093% | ~$7,522 | +5798.5% |
| 2031 | ~$52,189,256 | ~$514,178 | ~1.5810% | ~$8,129 | +16246.7% |
| 2027 | ~$878,397 | ~$351,190 | ~1.7225% | ~$6,049 | +175.1% |
| 2028 | ~$2,416,747 | ~$386,309 | ~1.7225% | ~$6,654 | +657.0% |
| 2029 | ~$6,649,239 | ~$424,940 | ~1.7225% | ~$7,319 | +1982.7% |
| 2030 | ~$18,294,164 | ~$467,434 | ~1.7225% | ~$8,051 | +5630.1% |
| 2031 | ~$50,333,048 | ~$514,178 | ~1.7225% | ~$8,857 | +15665.3% |
| 2027 | ~$891,167 | ~$351,190 | ~1.6800% | ~$5,900 | +179.1% |
| 2028 | ~$2,487,530 | ~$386,309 | ~1.6376% | ~$6,326 | +679.1% |
| 2029 | ~$6,943,485 | ~$424,940 | ~1.5951% | ~$6,778 | +2074.8% |
| 2030 | ~$19,381,469 | ~$467,434 | ~1.5527% | ~$7,258 | +5970.7% |
| 2031 | ~$54,099,827 | ~$514,178 | ~1.5102% | ~$7,765 | +16845.2% |
In 2025, this property's market value of $322,970 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — 4× 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 | $322,970 | $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 | — |