11704 LAGO DE GARDA DR TX 78747
| Owner | SETNAN GRETCHEN LEIGH & ELIOT GODFREY FLEMING |
|---|---|
| Parcel ID | 0449070110 |
| Short ID | 931783 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,570 SF |
| Land SF | 5,140 SF |
| Acres | 0.118 |
| Year Built | 2021 |
| Legal | LOT 8 BLK A BELLA FORTUNA PHS 1 SUBD |
| Neighborhood | H1501 |
| Land | $61,416 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $61,416 |
| Improvement | $302,693 |
|---|---|
| Total Improvement | $302,693 |
| Market | $364,109 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $364,109 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $364,109 |
| Exemptions (−) (HS) | −$36,411 |
|---|---|
| Taxable Value | $327,698 |
Appreciation: Market value has risen +4754.8% from $7,500 (2021) to $364,109 (2025), a CAGR of 164.0% 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 $5,644. Austin ISD is the largest single contributor, at 41.5% 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 17% of market value ($61,416 land vs $302,693 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 +164.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $46,659,932 by 2030, with an estimated annual tax burden around $9,271. 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 | 1,570 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,570 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 399 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 228 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 767% 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% | $2,721.10 | $2,721.10 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,231.64 | $1,231.64 | 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% | $386.76 | $386.76 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $373.90 | $373.90 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $364.11 | $364.11 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $364.11 | $364.11 | Paid |
| Combined Rate | 1.8357% | 1.7020% | 1.5634% | 1.7042% | 1.7225% | +0.0183% | $6,549.15 | $6,549.15 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $344,870 | $364,109 | -5.3% |
| Assessed Value | $344,870 | $364,109 | -5.3% |
| Land Value | $61,416 | $61,416 | +0.0% |
| Improvement Value | $283,454 | $302,693 | -6.4% |
| Taxable Value | $310,383 | $327,698 | -5.3% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$5,346
Estimated
|
~$6,549
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $344,870 | $344,870 | +0 (+0.0%) |
| Taxable Value | $310,383 | $310,383 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $344,870 | $61,416 | $283,454 | — | $344,870 | $310,383 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $364,109 | $61,416 | $302,693 | — | $364,109 | $327,698 | ~$6,549 | Partial |
| 2024 | $411,357 | — | — | −$351,357 | $60,000 | $— | $7,441 | Verified |
| 2023 | $416,376 | — | — | −$356,376 | $60,000 | $— | $6,977 | Verified |
| 2022 | $— | — | — | — | $60,000 | $— | $7,909 | Verified |
| 2021 | $7,500 | — | — | — | $48,000 ! | $— | $2,055 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -5.3% | -5.3% | ~100% | Not available | Partial |
| 2025 | -11.1% | -11.1% | ~100% | Not available | Partial |
| 2024 | -0.4% | -0.4% | ~100% | 1.8200% | Verified |
| 2023 | -1.2% | -1.2% | ~100% | 1.7000% | Verified |
| 2022 | +767.4% ! | +767.4% | ~100% | 1.9000% | Verified |
| 2021 | base year | — | ~100% | 27.4100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +658.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -5.3% | +1358.4% | +166.9% | +5451.7% | 2023 | -11.5% | 2025 |
| Assessment Ratio | 100.0% | 173.8% | — | 640.0% | 2021 | 14.4% | 2023 |
| Effective Tax Rate (2025) | 1.8000% | 1.8000% | — | 1.8000% | 2025 | 1.8000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,549 | $5,756 | ~$7,982 | $7,441 | 2024 | $2,055 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$961,112 | ~$400,520 | ~1.6942% | ~$6,785 | +164.0% |
| 2027 | ~$2,536,977 | ~$440,572 | ~1.6659% | ~$7,339 | +596.8% |
| 2028 | ~$6,696,672 | ~$484,629 | ~1.6376% | ~$7,936 | +1739.2% |
| 2029 | ~$17,676,715 | ~$533,092 | ~1.6093% | ~$8,579 | +4754.8% |
| 2030 | ~$46,659,932 | ~$586,401 | ~1.5810% | ~$9,271 | +12714.8% |
| 2026 | ~$953,830 | ~$400,520 | ~1.7225% | ~$6,899 | +162.0% |
| 2027 | ~$2,498,678 | ~$440,572 | ~1.7225% | ~$7,589 | +586.2% |
| 2028 | ~$6,545,604 | ~$484,629 | ~1.7225% | ~$8,348 | +1697.7% |
| 2029 | ~$17,147,039 | ~$533,092 | ~1.7225% | ~$9,182 | +4609.3% |
| 2030 | ~$44,918,845 | ~$586,401 | ~1.7225% | ~$10,101 | +12236.6% |
| 2026 | ~$968,394 | ~$400,520 | ~1.6800% | ~$6,729 | +166.0% |
| 2027 | ~$2,575,567 | ~$440,572 | ~1.6376% | ~$7,215 | +607.4% |
| 2028 | ~$6,850,047 | ~$484,629 | ~1.5951% | ~$7,730 | +1781.3% |
| 2029 | ~$18,218,569 | ~$533,092 | ~1.5527% | ~$8,277 | +4903.6% |
| 2030 | ~$48,454,594 | ~$586,401 | ~1.5102% | ~$8,856 | +13207.7% |
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.