11409 LAGO DE GARDA DR TX 78747
| Owner | HE JIAJIAN |
|---|---|
| Parcel ID | 0447050707 |
| Short ID | 931763 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,983 SF |
| Land SF | 9,104 SF |
| Acres | 0.209 |
| Year Built | 2021 |
| Legal | LOT 37 BLK B BELLA FORTUNA PHS 1 SUBD |
| Neighborhood | H1501 |
| Land | $63,312 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $63,312 |
| Improvement | $338,582 |
|---|---|
| Total Improvement | $338,582 |
| Market | $401,894 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $401,894 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $401,894 |
| Taxable Value | $401,894 |
|---|
Appreciation: Market value has risen +5258.6% from $7,500 (2021) to $401,894 (2025), a CAGR of 170.6% 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 $6,922. Austin ISD is the largest single contributor, at 46.3% 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 16% of market value ($63,312 land vs $338,582 improvements), about $7/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 +170.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $58,267,227 by 2030, with an estimated annual tax burden around $10,233. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 1,983 SF | ✗ |
| 2ND | 2nd Floor | 1,026 SF | ✓ |
| 1ST | 1st Floor | 957 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 424 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 81 SF | ✗ |
| 612 | TERRACE UNCOVERD | 16 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 856% 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% | $3,718.32 | $3,718.32 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,510.50 | $1,510.50 | 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% | $474.33 | $474.33 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $415.56 | $415.56 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $401.89 | $401.89 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $401.89 | $401.89 | Paid |
| Combined Rate | 1.8357% | 1.7020% | 1.5634% | 1.7042% | 1.7225% | +0.0183% | $8,030.02 | $8,030.02 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $401,823 | $401,894 | -0.0% |
| Assessed Value | $401,823 | $401,894 | -0.0% |
| Land Value | $63,312 | $63,312 | +0.0% |
| Improvement Value | $338,511 | $338,582 | -0.0% |
| Taxable Value | $401,823 | $401,894 | -0.0% |
| Total Tax 2026 = estimate |
~$6,921
Estimated
|
~$8,030
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $401,823 | $401,823 | +0 (+0.0%) |
| Taxable Value | $401,823 | $401,823 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $401,823 | $63,312 | $338,511 | — | $401,823 | $401,823 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $401,894 | $63,312 | $338,582 | — | $401,894 | $401,894 | ~$8,030 | Partial |
| 2024 | $453,039 | — | — | −$390,039 | $63,000 | $— | $8,861 | Verified |
| 2023 | $458,654 | — | — | −$398,654 | $60,000 | $— | $8,204 | Verified |
| 2022 | $— | — | — | — | $60,000 | $— | $8,979 | Verified |
| 2021 | $7,500 | — | — | — | $48,000 ! | $— | $2,055 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -0.0% | -0.0% | ~100% | Not available | Partial |
| 2025 | -11.5% | -11.5% | ~100% | Not available | Partial |
| 2024 | +0.2% | +0.2% | ~100% | 1.9500% | Verified |
| 2023 | -1.2% | -1.2% | ~100% | 1.8100% | Verified |
| 2022 | +855.5% ! | +855.5% | ~100% | 1.9600% | Verified |
| 2021 | base year | — | ~100% | 27.4100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +737.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +-0.0% | +1500.7% | +170.6% | +6015.4% | 2023 | -11.3% | 2025 |
| Assessment Ratio | 100.0% | 173.4% | — | 640.0% | 2021 | 13.1% | 2023 |
| Effective Tax Rate (2025) | 2.0000% | 2.0000% | — | 2.0000% | 2025 | 2.0000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$8,030 | $6,787 | ~$8,811 | $8,861 | 2024 | $2,055 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,087,362 | ~$442,083 | ~1.6942% | ~$7,490 | +170.6% |
| 2027 | ~$2,941,959 | ~$486,292 | ~1.6659% | ~$8,101 | +632.0% |
| 2028 | ~$7,959,746 | ~$534,921 | ~1.6376% | ~$8,760 | +1880.6% |
| 2029 | ~$21,535,838 | ~$588,413 | ~1.6093% | ~$9,469 | +5258.6% |
| 2030 | ~$58,267,227 | ~$647,254 | ~1.5810% | ~$10,233 | +14398.2% |
| 2026 | ~$1,079,324 | ~$442,083 | ~1.7225% | ~$7,615 | +168.6% |
| 2027 | ~$2,898,626 | ~$486,292 | ~1.7225% | ~$8,376 | +621.2% |
| 2028 | ~$7,784,530 | ~$534,921 | ~1.7225% | ~$9,214 | +1837.0% |
| 2029 | ~$20,906,085 | ~$588,413 | ~1.7225% | ~$10,135 | +5101.9% |
| 2030 | ~$56,145,247 | ~$647,254 | ~1.7225% | ~$11,149 | +13870.2% |
| 2026 | ~$1,095,400 | ~$442,083 | ~1.6800% | ~$7,427 | +172.6% |
| 2027 | ~$2,985,614 | ~$486,292 | ~1.6376% | ~$7,963 | +642.9% |
| 2028 | ~$8,137,572 | ~$534,921 | ~1.5951% | ~$8,533 | +1924.8% |
| 2029 | ~$22,179,714 | ~$588,413 | ~1.5527% | ~$9,136 | +5418.8% |
| 2030 | ~$60,452,886 | ~$647,254 | ~1.5102% | ~$9,775 | +14942.0% |
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.