11525 LAGO DE GARDA DR TX 78747
| Owner | SUMNER BRANDON MACKENZIE |
|---|---|
| Parcel ID | 0447070903 |
| Short ID | 931721 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,319 SF |
| Land SF | 4,792 SF |
| Acres | 0.110 |
| Year Built | 2021 |
| Legal | LOT 23 BLK B BELLA FORTUNA PHS 1 SUBD |
| Neighborhood | H1501 |
| Land | $61,273 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $61,273 |
| Improvement | $262,765 |
|---|---|
| Total Improvement | $262,765 |
| Market | $324,038 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $324,038 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $324,038 |
| Exemptions (−) (HS) | −$64,808 |
|---|---|
| Taxable Value | $259,230 |
Appreciation: Market value has risen +4220.5% from $7,500 (2021) to $324,038 (2025), a CAGR of 156.4% 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 $4,465. Austin ISD is the largest single contributor, at 33.6% 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 19% of market value ($61,273 land vs $262,765 improvements), about $13/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 +156.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $35,893,375 by 2030, with an estimated annual tax burden around $8,250. 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 | 1,319 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,319 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 390 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 121 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
| 252 | BEDROOMS | 2 SF | ✓ |
Market value changed by 512% 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% | $1,702.72 | $1,702.72 | Paid |
| P10A | — | — | — | — | — | — | $1,107.53 | $1,107.53 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $974.30 | $974.30 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $329.89 | $329.89 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $324.04 | $324.04 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $324.04 | $324.04 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $305.95 | $305.95 | Paid |
| Combined Rate | 1.8357% | 1.7020% | 1.5634% | 1.7042% | 1.7225% | +0.0183% | $5,068.47 | $5,068.47 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $288,000 | $324,038 | -11.1% |
| Assessed Value | $288,000 | $324,038 | -11.1% |
| Land Value | $61,273 | $61,273 | +0.0% |
| Improvement Value | $226,727 | $262,765 | -13.7% |
| Taxable Value | $230,400 | $259,230 | -11.1% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$3,969
Estimated
|
~$5,068
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $317,934 | $288,000 | -29,934 (-9.4%) |
| Taxable Value | $254,347 | $230,400 | -23,947 (-9.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $288,000 | $61,273 | $226,727 | — | $288,000 | $230,400 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $324,038 | $61,273 | $262,765 | — | $324,038 | $259,230 | ~$5,068 | Partial |
| 2024 | $335,000 | — | — | −$275,000 | $60,000 | $— | $6,016 | Verified |
| 2023 | $293,598 | — | — | −$233,598 | $60,000 | $— | $5,271 | Verified |
| 2022 | $— | — | — | — | $48,000 | $— | $5,602 | Verified |
| 2021 | $7,500 | — | — | — | $48,000 ! | $— | $2,055 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -1.9% | -1.9% | ~100% | Not available | Partial |
| 2025 | -10.9% | -10.6% | ~100% | Not available | Partial |
| 2024 | +0.3% | -0.0% | ~100% | 1.6500% | Verified |
| 2023 | +23.5% | +23.5% | ~100% | 1.4500% | Verified |
| 2022 | +511.7% ! | +511.7% | ~100% | 1.9100% | Verified |
| 2021 | base year | — | ~100% | 27.4100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +575.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -11.1% | +953.6% | +162.8% | +3814.6% | 2023 | -11.1% | 2026 |
| Assessment Ratio | 100.0% | 175.7% | — | 640.0% | 2021 | 17.9% | 2024 |
| Effective Tax Rate (2025) | 1.5600% | 1.5600% | — | 1.5600% | 2025 | 1.5600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,068 | $4,603 | ~$7,104 | $6,016 | 2024 | $2,055 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$830,768 | ~$356,442 | ~1.6942% | ~$6,039 | +156.4% |
| 2027 | ~$2,129,920 | ~$392,086 | ~1.6659% | ~$6,532 | +557.3% |
| 2028 | ~$5,460,683 | ~$431,295 | ~1.6376% | ~$7,063 | +1585.2% |
| 2029 | ~$14,000,083 | ~$474,424 | ~1.6093% | ~$7,635 | +4220.5% |
| 2030 | ~$35,893,375 | ~$521,866 | ~1.5810% | ~$8,250 | +10976.9% |
| 2026 | ~$824,287 | ~$356,442 | ~1.7225% | ~$6,140 | +154.4% |
| 2027 | ~$2,096,819 | ~$392,086 | ~1.7225% | ~$6,754 | +547.1% |
| 2028 | ~$5,333,882 | ~$431,295 | ~1.7225% | ~$7,429 | +1546.1% |
| 2029 | ~$13,568,314 | ~$474,424 | ~1.7225% | ~$8,172 | +4087.3% |
| 2030 | ~$34,515,039 | ~$521,866 | ~1.7225% | ~$8,989 | +10551.5% |
| 2026 | ~$837,248 | ~$356,442 | ~1.6800% | ~$5,988 | +158.4% |
| 2027 | ~$2,163,280 | ~$392,086 | ~1.6376% | ~$6,421 | +567.6% |
| 2028 | ~$5,589,478 | ~$431,295 | ~1.5951% | ~$6,880 | +1624.9% |
| 2029 | ~$14,442,076 | ~$474,424 | ~1.5527% | ~$7,366 | +4356.9% |
| 2030 | ~$37,315,397 | ~$521,866 | ~1.5102% | ~$7,881 | +11415.7% |
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.