11417 LAGO DE GARDA DR TX 78747
| Owner | TIRUNELVELI SRINIVASAN & KRISHNA CHAITANYA KOMMINENI |
|---|---|
| Parcel ID | 0447050705 |
| Short ID | 931761 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,704 SF |
| Land SF | 6,316 SF |
| Acres | 0.145 |
| Year Built | 2021 |
| Legal | LOT 35 BLK B BELLA FORTUNA PHS 1 SUBD |
| Neighborhood | H1501 |
| Land | $61,899 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $61,899 |
| Improvement | $273,123 |
|---|---|
| Total Improvement | $273,123 |
| Market | $335,022 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $335,022 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $335,022 |
| Taxable Value | $335,022 |
|---|
Appreciation: Market value has risen +4367.0% from $7,500 (2021) to $335,022 (2025), a CAGR of 158.5% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2023), 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 $5,771. Austin ISD is the largest single contributor, at 45.1% 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 18% of market value ($61,899 land vs $273,123 improvements), about $10/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 +158.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $38,689,080 by 2030, with an estimated annual tax burden around $8,530. 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 | 1,704 SF | ✗ |
| 2ND | 2nd Floor | 899 SF | ✓ |
| 1ST | 1st Floor | 805 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 389 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 126 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 367% 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% | $3,099.62 | $3,099.62 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,259.16 | $1,259.16 | 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% | $395.40 | $395.40 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $346.41 | $346.41 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $335.02 | $335.02 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $335.02 | $335.02 | Paid |
| Combined Rate | 1.8357% | 1.7020% | 1.5634% | 1.7042% | 1.7225% | +0.0183% | $6,878.16 | $6,878.16 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $336,812 | $335,022 | +0.5% |
| Assessed Value | $336,812 | $335,022 | +0.5% |
| Land Value | $61,899 | $61,899 | +0.0% |
| Improvement Value | $274,913 | $273,123 | +0.7% |
| Taxable Value | $336,812 | $335,022 | +0.5% |
| Total Tax 2026 = estimate |
~$5,801
Estimated
|
~$6,878
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $364,397 | $336,812 | -27,585 (-7.6%) |
| Taxable Value | $364,397 | $336,812 | -27,585 (-7.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $336,812 | $61,899 | $274,913 | — | $336,812 | $336,812 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $335,022 | $61,899 | $273,123 | — | $335,022 | $335,022 | ~$6,878 | Partial |
| 2024 | $385,000 | — | — | −$325,000 | $60,000 | $— | $7,643 | Verified |
| 2023 | $224,014 | — | — | −$164,014 | $60,000 | $— | $7,140 | Verified |
| 2022 | $— | — | — | — | $48,000 | $— | $4,986 | Verified |
| 2021 | $7,500 | — | — | — | $48,000 ! | $— | $2,055 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +8.8% | +8.8% | ~100% | Not available | Partial |
| 2025 | -12.5% | -12.5% | ~100% | Not available | Partial |
| 2024 | -6.6% | -6.6% | ~100% | 2.0000% | Verified |
| 2023 | +83.0% ! | +83.0% | ~100% | 1.7400% | Verified |
| 2022 | +366.7% ! | +366.7% | ~100% | 2.2300% | Verified |
| 2021 | base year | — | ~100% | 27.4100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +598.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.5% | +736.6% | +158.3% | +2886.9% | 2023 | -13.0% | 2025 |
| Assessment Ratio | 100.0% | 176.5% | — | 640.0% | 2021 | 15.6% | 2024 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,878 | $5,929 | ~$7,344 | $7,643 | 2024 | $2,055 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$866,117 | ~$368,524 | ~1.6942% | ~$6,243 | +158.5% |
| 2027 | ~$2,239,130 | ~$405,377 | ~1.6659% | ~$6,753 | +568.4% |
| 2028 | ~$5,788,718 | ~$445,914 | ~1.6376% | ~$7,302 | +1627.9% |
| 2029 | ~$14,965,299 | ~$490,506 | ~1.6093% | ~$7,894 | +4367.0% |
| 2030 | ~$38,689,080 | ~$539,556 | ~1.5810% | ~$8,530 | +11448.2% |
| 2026 | ~$859,416 | ~$368,524 | ~1.7225% | ~$6,348 | +156.5% |
| 2027 | ~$2,204,620 | ~$405,377 | ~1.7225% | ~$6,982 | +558.1% |
| 2028 | ~$5,655,407 | ~$445,914 | ~1.7225% | ~$7,681 | +1588.1% |
| 2029 | ~$14,507,548 | ~$490,506 | ~1.7225% | ~$8,449 | +4230.3% |
| 2030 | ~$37,215,527 | ~$539,556 | ~1.7225% | ~$9,294 | +11008.4% |
| 2026 | ~$872,817 | ~$368,524 | ~1.6800% | ~$6,191 | +160.5% |
| 2027 | ~$2,273,909 | ~$405,377 | ~1.6376% | ~$6,638 | +578.7% |
| 2028 | ~$5,924,108 | ~$445,914 | ~1.5951% | ~$7,113 | +1668.3% |
| 2029 | ~$15,433,798 | ~$490,506 | ~1.5527% | ~$7,616 | +4506.8% |
| 2030 | ~$40,208,945 | ~$539,556 | ~1.5102% | ~$8,148 | +11901.9% |
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.