11517 LAGO DE GARDA DR TX 78747
| Owner | BUSBY JACOB A & MEGGIE K |
|---|---|
| Parcel ID | 0447070905 |
| Short ID | 931723 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,277 SF |
| Land SF | 4,792 SF |
| Acres | 0.110 |
| Year Built | 2021 |
| Legal | LOT 25 BLK B BELLA FORTUNA PHS 1 SUBD |
| Neighborhood | H1501 |
| Land | $61,273 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $61,273 |
| Improvement | $355,825 |
|---|---|
| Total Improvement | $355,825 |
| Market | $417,098 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $417,098 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $417,098 |
| Taxable Value | $417,098 |
|---|
Appreciation: Market value has risen +5461.3% from $7,500 (2021) to $417,098 (2025), a CAGR of 173.1% 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 $7,184. Austin ISD is the largest single contributor, at 46.5% 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 15% of market value ($61,273 land vs $355,825 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 +173.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $63,344,536 by 2030, with an estimated annual tax burden around $10,620. 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 | 2,277 SF | ✗ |
| 2ND | 2nd Floor | 1,394 SF | ✓ |
| 1ST | 1st Floor | 883 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 523 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 72 SF | ✗ |
| 252 | BEDROOMS | 5 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 827% 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% | $3,858.99 | $3,858.99 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,567.64 | $1,567.64 | 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% | $492.27 | $492.27 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $431.28 | $431.28 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $417.10 | $417.10 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $417.10 | $417.10 | Paid |
| Combined Rate | 1.8357% | 1.7020% | 1.5634% | 1.7042% | 1.7225% | +0.0183% | $8,291.91 | $8,291.91 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $419,478 | $417,098 | +0.6% |
| Assessed Value | $419,478 | $417,098 | +0.6% |
| Land Value | $61,273 | $61,273 | +0.0% |
| Improvement Value | $358,205 | $355,825 | +0.7% |
| Taxable Value | $419,478 | $417,098 | +0.6% |
| Total Tax 2026 = estimate |
~$7,225
Estimated
|
~$8,292
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $419,478 | $419,478 | +0 (+0.0%) |
| Taxable Value | $419,478 | $419,478 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $419,478 | $61,273 | $358,205 | — | $419,478 | $419,478 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $417,098 | $61,273 | $355,825 | — | $417,098 | $417,098 | ~$8,292 | Partial |
| 2024 | $439,613 | — | — | −$379,613 | $60,000 | $— | $9,254 | Verified |
| 2023 | $445,036 | — | — | −$385,036 | $60,000 | $— | $7,994 | Verified |
| 2022 | $— | — | — | — | $60,000 | $— | $8,748 | Verified |
| 2021 | $7,500 | — | — | — | $48,000 ! | $— | $2,055 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.6% | +0.6% | ~100% | Not available | Partial |
| 2025 | -12.6% | -12.6% | ~100% | Not available | Partial |
| 2024 | +8.6% | +8.6% | ~100% | 1.9400% | Verified |
| 2023 | -1.2% | -1.2% | ~100% | 1.8200% | Verified |
| 2022 | +827.2% ! | +827.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 27.4100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +769.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.6% | +1457.0% | +172.8% | +5833.8% | 2023 | -5.1% | 2025 |
| Assessment Ratio | 100.0% | 173.4% | — | 640.0% | 2021 | 13.5% | 2023 |
| Effective Tax Rate (2025) | 1.9900% | 1.9900% | — | 1.9900% | 2025 | 1.9900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$8,292 | $6,899 | ~$9,144 | $9,254 | 2024 | $2,055 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,139,023 | ~$458,808 | ~1.6942% | ~$7,773 | +173.1% |
| 2027 | ~$3,110,474 | ~$504,689 | ~1.6659% | ~$8,407 | +645.7% |
| 2028 | ~$8,494,166 | ~$555,157 | ~1.6376% | ~$9,091 | +1936.5% |
| 2029 | ~$23,196,099 | ~$610,673 | ~1.6093% | ~$9,827 | +5461.3% |
| 2030 | ~$63,344,536 | ~$671,740 | ~1.5810% | ~$10,620 | +15087.0% |
| 2026 | ~$1,130,681 | ~$458,808 | ~1.7225% | ~$7,903 | +171.1% |
| 2027 | ~$3,065,080 | ~$504,689 | ~1.7225% | ~$8,693 | +634.9% |
| 2028 | ~$8,308,901 | ~$555,157 | ~1.7225% | ~$9,562 | +1892.1% |
| 2029 | ~$22,523,994 | ~$610,673 | ~1.7225% | ~$10,519 | +5300.2% |
| 2030 | ~$61,058,655 | ~$671,740 | ~1.7225% | ~$11,571 | +14538.9% |
| 2026 | ~$1,147,365 | ~$458,808 | ~1.6800% | ~$7,708 | +175.1% |
| 2027 | ~$3,156,201 | ~$504,689 | ~1.6376% | ~$8,265 | +656.7% |
| 2028 | ~$8,682,165 | ~$555,157 | ~1.5951% | ~$8,855 | +1981.6% |
| 2029 | ~$23,883,134 | ~$610,673 | ~1.5527% | ~$9,482 | +5626.0% |
| 2030 | ~$65,698,373 | ~$671,740 | ~1.5102% | ~$10,145 | +15651.3% |
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.