11309 LAGO DE GARDA DR TX 78747
| Owner | RAMASWAMY BALAJI & SOWMINI VANGAL RAJAGOPALAN |
|---|---|
| Parcel ID | 0447070605 |
| Short ID | 931752 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,983 SF |
| Land SF | 5,793 SF |
| Acres | 0.133 |
| Year Built | 2021 |
| Legal | LOT 51 BLK B BELLA FORTUNA PHS 1 SUBD |
| Neighborhood | H1501 |
| Land | $61,684 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $61,684 |
| Improvement | $306,183 |
|---|---|
| Total Improvement | $306,183 |
| Market | $367,867 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $367,867 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $367,867 |
| Taxable Value | $367,867 |
|---|
Appreciation: Market value has risen +4804.9% from $7,500 (2021) to $367,867 (2025), a CAGR of 164.6% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump.
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 $6,336. Austin ISD is the largest single contributor, at 45.7% 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 17% of market value ($61,684 land vs $306,183 improvements), about $11/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 +164.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $47,750,485 by 2030, with an estimated annual tax burden around $9,366. 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 | 1,983 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 | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 365% 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% | $3,403.51 | $3,403.51 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,382.61 | $1,382.61 | 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% | $434.17 | $434.17 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $380.37 | $380.37 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $367.87 | $367.87 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $367.87 | $367.87 | Paid |
| Combined Rate | 1.8357% | 1.7020% | 1.5634% | 1.7042% | 1.7225% | +0.0183% | $7,443.93 | $7,443.93 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $369,738 | $367,867 | +0.5% |
| Assessed Value | $369,738 | $367,867 | +0.5% |
| Land Value | $61,684 | $61,684 | +0.0% |
| Improvement Value | $308,054 | $306,183 | +0.6% |
| Taxable Value | $369,738 | $367,867 | +0.5% |
| Total Tax 2026 = estimate |
~$6,369
Estimated
|
~$7,444
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $400,019 | $369,738 | -30,281 (-7.6%) |
| Taxable Value | $400,019 | $369,738 | -30,281 (-7.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $369,738 | $61,684 | $308,054 | — | $369,738 | $369,738 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $367,867 | $61,684 | $306,183 | — | $367,867 | $367,867 | ~$7,444 | Partial |
| 2024 | $439,000 | — | — | −$379,000 | $60,000 | $— | $8,300 | Verified |
| 2023 | $223,389 | — | — | −$163,389 | $60,000 | $— | $7,984 | Verified |
| 2022 | $— | — | — | — | $60,000 | $— | $4,975 | Verified |
| 2021 | $7,500 | — | — | — | $48,000 ! | $— | $2,055 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +8.7% | +8.7% | ~100% | Not available | Partial |
| 2025 | -12.7% | -12.7% | ~100% | Not available | Partial |
| 2024 | -7.0% | -7.0% | ~100% | 1.9700% | Verified |
| 2023 | +102.7% ! | +102.7% | ~100% | 1.7600% | Verified |
| 2022 | +365.4% ! | +365.4% | ~100% | 2.2300% | Verified |
| 2021 | base year | — | ~100% | 27.4100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +666.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.5% | +739.8% | +164.4% | +2878.5% | 2023 | -16.2% | 2025 |
| Assessment Ratio | 100.0% | 176.1% | — | 640.0% | 2021 | 13.7% | 2024 |
| Effective Tax Rate (2025) | 2.0200% | 2.0200% | — | 2.0200% | 2025 | 2.0200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$7,444 | $6,446 | ~$8,064 | $8,300 | 2024 | $2,055 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$973,527 | ~$404,654 | ~1.6942% | ~$6,856 | +164.6% |
| 2027 | ~$2,576,354 | ~$445,119 | ~1.6659% | ~$7,415 | +600.3% |
| 2028 | ~$6,818,094 | ~$489,631 | ~1.6376% | ~$8,018 | +1753.4% |
| 2029 | ~$18,043,484 | ~$538,594 | ~1.6093% | ~$8,667 | +4804.9% |
| 2030 | ~$47,750,485 | ~$592,453 | ~1.5810% | ~$9,366 | +12880.4% |
| 2026 | ~$966,170 | ~$404,654 | ~1.7225% | ~$6,970 | +162.6% |
| 2027 | ~$2,537,561 | ~$445,119 | ~1.7225% | ~$7,667 | +589.8% |
| 2028 | ~$6,664,678 | ~$489,631 | ~1.7225% | ~$8,434 | +1711.7% |
| 2029 | ~$17,504,189 | ~$538,594 | ~1.7225% | ~$9,277 | +4658.3% |
| 2030 | ~$45,973,204 | ~$592,453 | ~1.7225% | ~$10,205 | +12397.2% |
| 2026 | ~$980,885 | ~$404,654 | ~1.6800% | ~$6,798 | +166.6% |
| 2027 | ~$2,615,443 | ~$445,119 | ~1.6376% | ~$7,289 | +611.0% |
| 2028 | ~$6,973,847 | ~$489,631 | ~1.5951% | ~$7,810 | +1795.8% |
| 2029 | ~$18,595,146 | ~$538,594 | ~1.5527% | ~$8,362 | +4954.9% |
| 2030 | ~$49,582,313 | ~$592,453 | ~1.5102% | ~$8,947 | +13378.3% |
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.