11413 LAGO DE GARDA DR TX 78747
| Owner | MCLANE HYANG LAN & SUSAN MARIE MCLANE & |
|---|---|
| Parcel ID | 0447050706 |
| Short ID | 931762 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,474 SF |
| Land SF | 7,231 SF |
| Acres | 0.166 |
| Year Built | 2021 |
| Legal | LOT 36 BLK B BELLA FORTUNA PHS 1 SUBD |
| Neighborhood | H1501 |
| Land | $62,274 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $62,274 |
| Improvement | $278,171 |
|---|---|
| Total Improvement | $278,171 |
| Market | $340,445 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $340,445 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $340,445 |
| Exemptions (−) (DV,HS,OV65) | −$170,914 |
|---|---|
| Taxable Value | $169,531 |
Appreciation: Market value has risen +4439.3% from $7,500 (2021) to $340,445 (2025), a CAGR of 159.6% 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 $2,920. P10A is the largest single contributor, at 33.8% 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 ($62,274 land vs $278,171 improvements), about $9/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 +159.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $40,112,440 by 2030, with an estimated annual tax burden around $8,668. 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 | 1,474 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,474 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 380 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 178 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 334% 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 |
|---|---|---|---|---|---|---|---|---|---|
| P10A | — | — | — | — | — | — | $1,107.53 | $1,107.53 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $637.17 | $637.17 | Paid |
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $568.74 | $568.74 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $335.45 | $335.45 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $335.45 | $335.45 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $150.54 | $150.54 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $146.27 | $146.27 | Paid |
| Combined Rate | 1.8357% | 1.7020% | 1.5634% | 1.7042% | 1.7225% | +0.0183% | $3,281.15 | $3,281.15 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $333,786 | $340,445 | -2.0% |
| Assessed Value | $333,786 | $340,445 | -2.0% |
| Land Value | $62,274 | $62,274 | +0.0% |
| Improvement Value | $271,512 | $278,171 | -2.4% |
| Taxable Value | $161,267 | $169,531 | -4.9% |
| Exemptions | DV,HS,OV65 | DV,HS,OV65 | |
| Total Tax 2026 = estimate |
~$2,778
Estimated
|
~$3,281
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $333,786 | $333,786 | +0 (+0.0%) |
| Taxable Value | $163,316 | $161,267 | -2,049 (-1.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $333,786 | $62,274 | $271,512 | — | $333,786 | $161,267 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $340,445 | $62,274 | $278,171 | — | $340,445 | $169,531 | ~$3,281 | Partial |
| 2024 | $368,541 | — | — | −$308,541 | $60,000 | $— | $4,389 | Verified |
| 2023 | $208,195 | — | — | −$148,195 | $60,000 | $— | $4,326 | Verified |
| 2022 | $— | — | — | — | $60,000 | $— | $3,718 | Verified |
| 2021 | $7,500 | — | — | — | $48,000 ! | $— | $2,055 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -2.0% | -2.0% | ~100% | Not available | Partial |
| 2025 | -8.4% | -8.4% | ~100% | Not available | Partial |
| 2024 | +0.9% | +0.9% | ~100% | 1.1800% | Verified |
| 2023 | +77.0% ! | +77.0% | ~100% | 1.1700% | Verified |
| 2022 | +333.7% ! | +333.7% | ~100% | 1.7900% | Verified |
| 2021 | base year | — | ~100% | 27.4100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +609.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -2.0% | +685.8% | +160.6% | +2675.9% | 2023 | -7.6% | 2025 |
| Assessment Ratio | 100.0% | 177.0% | — | 640.0% | 2021 | 16.3% | 2024 |
| Effective Tax Rate (2025) | 0.9600% | 0.9600% | — | 0.9600% | 2025 | 0.9600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$3,281 | $3,513 | ~$7,463 | $4,389 | 2024 | $2,055 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$883,677 | ~$374,490 | ~1.6942% | ~$6,344 | +159.6% |
| 2027 | ~$2,293,717 | ~$411,938 | ~1.6659% | ~$6,862 | +573.7% |
| 2028 | ~$5,953,690 | ~$453,132 | ~1.6376% | ~$7,420 | +1648.8% |
| 2029 | ~$15,453,706 | ~$498,446 | ~1.6093% | ~$8,021 | +4439.3% |
| 2030 | ~$40,112,440 | ~$548,290 | ~1.5810% | ~$8,668 | +11682.4% |
| 2026 | ~$876,868 | ~$374,490 | ~1.7225% | ~$6,450 | +157.6% |
| 2027 | ~$2,258,506 | ~$411,938 | ~1.7225% | ~$7,096 | +563.4% |
| 2028 | ~$5,817,125 | ~$453,132 | ~1.7225% | ~$7,805 | +1608.7% |
| 2029 | ~$14,982,888 | ~$498,446 | ~1.7225% | ~$8,586 | +4301.0% |
| 2030 | ~$38,590,701 | ~$548,290 | ~1.7225% | ~$9,444 | +11235.4% |
| 2026 | ~$890,486 | ~$374,490 | ~1.6800% | ~$6,291 | +161.6% |
| 2027 | ~$2,329,200 | ~$411,938 | ~1.6376% | ~$6,746 | +584.2% |
| 2028 | ~$6,092,376 | ~$453,132 | ~1.5951% | ~$7,228 | +1689.5% |
| 2029 | ~$15,935,535 | ~$498,446 | ~1.5527% | ~$7,739 | +4580.8% |
| 2030 | ~$41,681,810 | ~$548,290 | ~1.5102% | ~$8,280 | +12143.3% |
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.