11521 LAGO DE GARDA DR TX 78747
| Owner | ASHARA YAGNESH & INDIRA ASHARA |
|---|---|
| Parcel ID | 0447070904 |
| Short ID | 931722 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,761 SF |
| Land SF | 4,792 SF |
| Acres | 0.110 |
| Year Built | 2021 |
| Legal | LOT 24 BLK B BELLA FORTUNA PHS 1 SUBD |
| Neighborhood | H1501 |
| Land | $61,273 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $61,273 |
| Improvement | $277,761 |
|---|---|
| Total Improvement | $277,761 |
| Market | $339,034 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $339,034 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $339,034 |
| Taxable Value | $339,034 |
|---|
Appreciation: Market value has risen +4420.5% from $7,500 (2021) to $339,034 (2025), a CAGR of 159.3% 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 $5,840. Austin ISD is the largest single contributor, at 45.2% 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 ($61,273 land vs $277,761 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 +159.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $39,739,348 by 2030, with an estimated annual tax burden around $8,632. 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 | 1,761 SF | ✗ |
| 2ND | 2nd Floor | 1,013 SF | ✓ |
| 1ST | 1st Floor | 748 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 418 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 90 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 364% 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% | $3,136.74 | $3,136.74 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,274.24 | $1,274.24 | 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% | $400.14 | $400.14 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $350.56 | $350.56 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $339.03 | $339.03 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $339.03 | $339.03 | Paid |
| Combined Rate | 1.8357% | 1.7020% | 1.5634% | 1.7042% | 1.7225% | +0.0183% | $6,947.27 | $6,947.27 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $342,265 | $339,034 | +1.0% |
| Assessed Value | $342,265 | $339,034 | +1.0% |
| Land Value | $61,273 | $61,273 | +0.0% |
| Improvement Value | $280,992 | $277,761 | +1.2% |
| Taxable Value | $342,265 | $339,034 | +1.0% |
| Total Tax 2026 = estimate |
~$5,895
Estimated
|
~$6,947
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $370,296 | $342,265 | -28,031 (-7.6%) |
| Taxable Value | $370,296 | $342,265 | -28,031 (-7.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $342,265 | $61,273 | $280,992 | — | $342,265 | $342,265 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $339,034 | $61,273 | $277,761 | — | $339,034 | $339,034 | ~$6,947 | Partial |
| 2024 | $416,472 | — | — | −$356,472 | $60,000 | $— | $8,193 | Verified |
| 2023 | $222,665 | — | — | −$162,665 | $60,000 | $— | $7,632 | Verified |
| 2022 | $— | — | — | — | $60,000 | $— | $4,963 | Verified |
| 2021 | $7,500 | — | — | — | $48,000 ! | $— | $2,055 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +9.2% | +9.2% | ~100% | Not available | Partial |
| 2025 | -18.3% | -18.3% | ~100% | Not available | Partial |
| 2024 | -0.4% | -0.4% | ~100% | 1.9700% | Verified |
| 2023 | +87.0% ! | +87.0% | ~100% | 1.8300% | Verified |
| 2022 | +363.9% ! | +363.9% | ~100% | 2.2300% | Verified |
| 2021 | base year | — | ~100% | 27.4100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +606.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.0% | +734.6% | +158.8% | +2868.9% | 2023 | -18.6% | 2025 |
| Assessment Ratio | 100.0% | 176.3% | — | 640.0% | 2021 | 14.4% | 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 |
$6,947 | $6,207 | ~$7,432 | $8,193 | 2024 | $2,055 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$879,101 | ~$372,937 | ~1.6942% | ~$6,318 | +159.3% |
| 2027 | ~$2,279,472 | ~$410,231 | ~1.6659% | ~$6,834 | +572.3% |
| 2028 | ~$5,910,575 | ~$451,254 | ~1.6376% | ~$7,390 | +1643.4% |
| 2029 | ~$15,325,874 | ~$496,380 | ~1.6093% | ~$7,988 | +4420.5% |
| 2030 | ~$39,739,348 | ~$546,018 | ~1.5810% | ~$8,632 | +11621.3% |
| 2026 | ~$872,320 | ~$372,937 | ~1.7225% | ~$6,424 | +157.3% |
| 2027 | ~$2,244,444 | ~$410,231 | ~1.7225% | ~$7,066 | +562.0% |
| 2028 | ~$5,774,859 | ~$451,254 | ~1.7225% | ~$7,773 | +1603.3% |
| 2029 | ~$14,858,470 | ~$496,380 | ~1.7225% | ~$8,550 | +4282.6% |
| 2030 | ~$38,230,222 | ~$546,018 | ~1.7225% | ~$9,405 | +11176.2% |
| 2026 | ~$885,882 | ~$372,937 | ~1.6800% | ~$6,265 | +161.3% |
| 2027 | ~$2,314,772 | ~$410,231 | ~1.6376% | ~$6,718 | +582.8% |
| 2028 | ~$6,048,401 | ~$451,254 | ~1.5951% | ~$7,198 | +1684.0% |
| 2029 | ~$15,804,219 | ~$496,380 | ~1.5527% | ~$7,707 | +4561.5% |
| 2030 | ~$41,295,761 | ~$546,018 | ~1.5102% | ~$8,246 | +12080.4% |
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.