11425 LAGO DE GARDA DR TX 78747
| Owner | TANDON ASHIT & SHEETAL VARTAK |
|---|---|
| Parcel ID | 0447050703 |
| Short ID | 931759 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,072 SF |
| Land SF | 4,922 SF |
| Acres | 0.113 |
| Year Built | 2021 |
| Legal | LOT 33 BLK B BELLA FORTUNA PHS 1 SUBD |
| Neighborhood | H1501 |
| Land | $61,327 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $61,327 |
| Improvement | $353,803 |
|---|---|
| Total Improvement | $353,803 |
| Market | $415,130 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $415,130 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $415,130 |
| Taxable Value | $415,130 |
|---|
Appreciation: Market value has risen +5435.1% from $7,500 (2021) to $415,130 (2025), a CAGR of 172.8% over 4 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.
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 $7,150. Austin ISD is the largest single contributor, at 46.5% of the total 2025 levy.
Asset Class: O. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 15% of market value ($61,327 land vs $353,803 improvements), about $12/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Forward Outlook: Holding the +172.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $62,674,040 by 2030, with an estimated annual tax burden around $10,570. 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 | 2,072 SF | ✗ |
| 1ST | 1st Floor | 1,261 SF | ✓ |
| 2ND | 2nd Floor | 811 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 386 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 102 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 285% 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $3,840.78 | $3,840.78 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,560.25 | $1,560.25 | 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% | $489.95 | $489.95 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $429.24 | $429.24 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $415.13 | $415.13 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $415.13 | $415.13 | Paid |
| Combined Rate | 1.8357% | 1.7020% | 1.5634% | 1.7042% | 1.7225% | +0.0183% | $8,258.01 | $8,258.01 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $410,570 | $415,130 | -1.1% |
| Assessed Value | $410,570 | $415,130 | -1.1% |
| Land Value | $61,327 | $61,327 | +0.0% |
| Improvement Value | $349,243 | $353,803 | -1.3% |
| Taxable Value | $410,570 | $415,130 | -1.1% |
| Total Tax 2026 = estimate |
~$7,072
Estimated
|
~$8,258
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $410,570 | $410,570 | +0 (+0.0%) |
| Taxable Value | $410,570 | $410,570 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $410,570 | $61,327 | $349,243 | — | $410,570 | $410,570 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $415,130 | $61,327 | $353,803 | — | $415,130 | $415,130 | ~$8,258 | Partial |
| 2024 | $470,649 | — | — | −$410,649 | $60,000 | $— | $9,102 | Verified |
| 2023 | $184,618 | — | — | −$124,618 | $60,000 | $— | $8,479 | Verified |
| 2022 | $— | — | — | — | $48,000 | $— | $4,315 | Verified |
| 2021 | $7,500 | — | — | — | $48,000 ! | $— | $2,055 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -1.1% | -1.1% | ~100% | Not available | Partial |
| 2025 | -11.4% | -11.4% | ~100% | Not available | Partial |
| 2024 | -0.5% | -0.5% | ~100% | 1.9400% | Verified |
| 2023 | +154.9% ! | +154.9% | ~100% | 1.8000% | Verified |
| 2022 | +284.6% ! | +284.6% | ~100% | 2.3400% | Verified |
| 2021 | base year | — | ~100% | 27.4100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +764.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.1% | +625.9% | +173.4% | +2361.6% | 2023 | -11.8% | 2025 |
| Assessment Ratio | 100.0% | 177.0% | — | 640.0% | 2021 | 12.7% | 2024 |
| Effective Tax Rate (2025) | 1.9900% | 1.9900% | — | 1.9900% | 2025 | 1.9900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$8,258 | $6,974 | ~$9,101 | $9,102 | 2024 | $2,055 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,132,309 | ~$456,643 | ~1.6942% | ~$7,736 | +172.8% |
| 2027 | ~$3,088,485 | ~$502,307 | ~1.6659% | ~$8,368 | +644.0% |
| 2028 | ~$8,424,153 | ~$552,538 | ~1.6376% | ~$9,048 | +1929.3% |
| 2029 | ~$22,977,722 | ~$607,792 | ~1.6093% | ~$9,781 | +5435.1% |
| 2030 | ~$62,674,040 | ~$668,571 | ~1.5810% | ~$10,570 | +14997.4% |
| 2026 | ~$1,124,006 | ~$456,643 | ~1.7225% | ~$7,866 | +170.8% |
| 2027 | ~$3,043,359 | ~$502,307 | ~1.7225% | ~$8,652 | +633.1% |
| 2028 | ~$8,240,200 | ~$552,538 | ~1.7225% | ~$9,517 | +1885.0% |
| 2029 | ~$22,311,166 | ~$607,792 | ~1.7225% | ~$10,469 | +5274.5% |
| 2030 | ~$60,409,718 | ~$668,571 | ~1.7225% | ~$11,516 | +14452.0% |
| 2026 | ~$1,140,611 | ~$456,643 | ~1.6800% | ~$7,672 | +174.8% |
| 2027 | ~$3,133,944 | ~$502,307 | ~1.6376% | ~$8,226 | +654.9% |
| 2028 | ~$8,610,825 | ~$552,538 | ~1.5951% | ~$8,814 | +1974.2% |
| 2029 | ~$23,659,103 | ~$607,792 | ~1.5527% | ~$9,437 | +5599.2% |
| 2030 | ~$65,005,757 | ~$668,571 | ~1.5102% | ~$10,097 | +15559.1% |
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.