11700 LAGO DE GARDA DR TX 78747
| Owner | IBRAHIM AHMED & NOOR AL NUAIMI |
|---|---|
| Parcel ID | 0449070109 |
| Short ID | 931782 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,761 SF |
| Land SF | 5,140 SF |
| Acres | 0.118 |
| Year Built | 2021 |
| Legal | LOT 9 BLK A BELLA FORTUNA PHS 1 SUBD |
| Neighborhood | H1501 |
| Land | $61,416 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $61,416 |
| Improvement | $274,380 |
|---|---|
| Total Improvement | $274,380 |
| Market | $335,796 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $335,796 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $335,796 |
| Taxable Value | $335,796 |
|---|
Appreciation: Market value has risen +4377.3% from $7,500 (2021) to $335,796 (2025), a CAGR of 158.7% 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 $5,784. Austin ISD is the largest single contributor, at 45.1% 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 ($61,416 land vs $274,380 improvements), about $12/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 +158.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $38,890,483 by 2030, with an estimated annual tax burden around $8,550. 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 | 236 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 795% 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% | $3,106.78 | $3,106.78 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,262.07 | $1,262.07 | 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% | $396.32 | $396.32 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $347.21 | $347.21 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $335.80 | $335.80 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $335.80 | $335.80 | Paid |
| Combined Rate | 1.8357% | 1.7020% | 1.5634% | 1.7042% | 1.7225% | +0.0183% | $6,891.51 | $6,891.51 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $346,346 | $335,796 | +3.1% |
| Assessed Value | $346,346 | $335,796 | +3.1% |
| Land Value | $61,416 | $61,416 | +0.0% |
| Improvement Value | $284,930 | $274,380 | +3.8% |
| Taxable Value | $346,346 | $335,796 | +3.1% |
| Total Tax 2026 = estimate |
~$5,966
Estimated
|
~$6,892
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $374,712 | $346,346 | -28,366 (-7.6%) |
| Taxable Value | $374,712 | $346,346 | -28,366 (-7.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $346,346 | $61,416 | $284,930 | — | $346,346 | $346,346 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $335,796 | $61,416 | $274,380 | — | $335,796 | $335,796 | ~$6,892 | Partial |
| 2024 | $424,487 | — | — | −$364,487 | $60,000 | $— | $7,841 | Verified |
| 2023 | $429,694 | — | — | −$369,694 | $60,000 | $— | $7,757 | Verified |
| 2022 | $— | — | — | — | $60,000 | $— | $8,486 | Verified |
| 2021 | $7,500 | — | — | — | $48,000 ! | $— | $2,055 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +11.6% | +11.6% | ~100% | Not available | Partial |
| 2025 | -14.8% | -14.8% | ~100% | Not available | Partial |
| 2024 | -7.1% | -7.1% | ~100% | 1.9900% | Verified |
| 2023 | -1.2% | -1.2% | ~100% | 1.8300% | Verified |
| 2022 | +795.2% ! | +795.2% | ~100% | 1.9800% | Verified |
| 2021 | base year | — | ~100% | 27.4100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +599.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +3.1% | +1402.6% | +157.1% | +5629.3% | 2023 | -20.9% | 2025 |
| Assessment Ratio | 100.0% | 173.6% | — | 640.0% | 2021 | 14.0% | 2023 |
| 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 |
$6,892 | $6,136 | ~$7,362 | $7,841 | 2024 | $2,055 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$868,619 | ~$369,376 | ~1.6942% | ~$6,258 | +158.7% |
| 2027 | ~$2,246,894 | ~$406,313 | ~1.6659% | ~$6,769 | +569.1% |
| 2028 | ~$5,812,142 | ~$446,944 | ~1.6376% | ~$7,319 | +1630.9% |
| 2029 | ~$15,034,527 | ~$491,639 | ~1.6093% | ~$7,912 | +4377.3% |
| 2030 | ~$38,890,483 | ~$540,803 | ~1.5810% | ~$8,550 | +11481.6% |
| 2026 | ~$861,903 | ~$369,376 | ~1.7225% | ~$6,362 | +156.7% |
| 2027 | ~$2,212,284 | ~$406,313 | ~1.7225% | ~$6,999 | +558.8% |
| 2028 | ~$5,678,368 | ~$446,944 | ~1.7225% | ~$7,698 | +1591.0% |
| 2029 | ~$14,574,921 | ~$491,639 | ~1.7225% | ~$8,468 | +4240.4% |
| 2030 | ~$37,410,100 | ~$540,803 | ~1.7225% | ~$9,315 | +11040.7% |
| 2026 | ~$875,334 | ~$369,376 | ~1.6800% | ~$6,206 | +160.7% |
| 2027 | ~$2,281,773 | ~$406,313 | ~1.6376% | ~$6,654 | +579.5% |
| 2028 | ~$5,948,001 | ~$446,944 | ~1.5951% | ~$7,129 | +1671.3% |
| 2029 | ~$15,504,919 | ~$491,639 | ~1.5527% | ~$7,633 | +4517.4% |
| 2030 | ~$40,417,365 | ~$540,803 | ~1.5102% | ~$8,167 | +11936.3% |
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.