11505 LAGO DE GARDA DR TX 78747
| Owner | CHANG VIVIAN H |
|---|---|
| Parcel ID | 0447070908 |
| Short ID | 931726 |
| 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 28 BLK B BELLA FORTUNA PHS 1 SUBD |
| Neighborhood | H1501 |
| Land | $61,273 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $61,273 |
| Improvement | $330,625 |
|---|---|
| Total Improvement | $330,625 |
| Market | $391,898 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $391,898 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $391,898 |
| Exemptions (−) (HS) | −$78,380 |
|---|---|
| Taxable Value | $313,518 |
Appreciation: Market value has risen +5125.3% from $7,500 (2021) to $391,898 (2025), a CAGR of 168.9% 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 $5,400. Austin ISD is the largest single contributor, at 37.8% 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 ($61,273 land vs $330,625 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 +168.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $55,057,030 by 2030, with an estimated annual tax burden around $9,978. 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 | 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 | ✗ |
| 612 | TERRACE UNCOVERD | 12 SF | ✗ |
| 252 | BEDROOMS | 5 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 536% 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% | $2,330.56 | $2,330.56 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,178.34 | $1,178.34 | Paid |
| P10A | — | — | — | — | — | — | $1,107.53 | $1,107.53 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $400.05 | $400.05 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $391.90 | $391.90 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $391.90 | $391.90 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $370.02 | $370.02 | Paid |
| Combined Rate | 1.8357% | 1.7020% | 1.5634% | 1.7042% | 1.7225% | +0.0183% | $6,170.30 | $6,170.30 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $373,975 | $391,898 | -4.6% |
| Assessed Value | $373,975 | $391,898 | -4.6% |
| Land Value | $61,273 | $61,273 | +0.0% |
| Improvement Value | $312,702 | $330,625 | -5.4% |
| Taxable Value | $299,180 | $313,518 | -4.6% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$5,153
Estimated
|
~$6,170
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $415,436 | $373,975 | -41,461 (-10.0%) |
| Taxable Value | $332,349 | $299,180 | -33,169 (-10.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $373,975 | $61,273 | $312,702 | — | $373,975 | $299,180 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $391,898 | $61,273 | $330,625 | — | $391,898 | $313,518 | ~$6,170 | Partial |
| 2024 | $499,872 | — | — | −$439,872 | $60,000 | $— | $7,498 | Verified |
| 2023 | $305,385 | — | — | −$245,385 | $60,000 | $— | $7,715 | Verified |
| 2022 | $— | — | — | — | $60,000 | $— | $5,814 | Verified |
| 2021 | $7,500 | — | — | — | $48,000 ! | $— | $2,055 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +6.0% | +6.0% | ~100% | Not available | Partial |
| 2025 | -13.7% | -13.7% | ~100% | Not available | Partial |
| 2024 | -9.1% | -9.1% | ~100% | 1.6500% | Verified |
| 2023 | +63.7% | +63.7% | ~100% | 1.5400% | Verified |
| 2022 | +536.2% ! | +536.2% | ~100% | 1.9000% | Verified |
| 2021 | base year | — | ~100% | 27.4100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +716.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.6% | +1002.3% | +171.4% | +3971.8% | 2023 | -21.6% | 2025 |
| Assessment Ratio | 100.0% | 174.3% | — | 640.0% | 2021 | 12.0% | 2024 |
| Effective Tax Rate (2025) | 1.5700% | 1.5700% | — | 1.5700% | 2025 | 1.5700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,170 | $5,860 | ~$8,591 | $7,715 | 2023 | $2,055 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,053,661 | ~$431,088 | ~1.6942% | ~$7,303 | +168.9% |
| 2027 | ~$2,832,885 | ~$474,197 | ~1.6659% | ~$7,899 | +622.9% |
| 2028 | ~$7,616,525 | ~$521,616 | ~1.6376% | ~$8,542 | +1843.5% |
| 2029 | ~$20,477,872 | ~$573,778 | ~1.6093% | ~$9,234 | +5125.3% |
| 2030 | ~$55,057,030 | ~$631,156 | ~1.5810% | ~$9,978 | +13948.8% |
| 2026 | ~$1,045,823 | ~$431,088 | ~1.7225% | ~$7,425 | +166.9% |
| 2027 | ~$2,790,895 | ~$474,197 | ~1.7225% | ~$8,168 | +612.1% |
| 2028 | ~$7,447,813 | ~$521,616 | ~1.7225% | ~$8,985 | +1800.4% |
| 2029 | ~$19,875,316 | ~$573,778 | ~1.7225% | ~$9,883 | +4971.6% |
| 2030 | ~$53,039,483 | ~$631,156 | ~1.7225% | ~$10,871 | +13434.0% |
| 2026 | ~$1,061,499 | ~$431,088 | ~1.6800% | ~$7,242 | +170.9% |
| 2027 | ~$2,875,188 | ~$474,197 | ~1.6376% | ~$7,765 | +633.7% |
| 2028 | ~$7,787,766 | ~$521,616 | ~1.5951% | ~$8,320 | +1887.2% |
| 2029 | ~$21,094,027 | ~$573,778 | ~1.5527% | ~$8,909 | +5282.5% |
| 2030 | ~$57,135,510 | ~$631,156 | ~1.5102% | ~$9,532 | +14479.2% |
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.