11708 LAGO DE GARDA DR TX 78747
| Owner | RUPERT HEATHER & STEPHEN E |
|---|---|
| Parcel ID | 0449070111 |
| Short ID | 931784 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,474 SF |
| Land SF | 5,140 SF |
| Acres | 0.118 |
| Year Built | 2021 |
| Legal | LOT 7 BLK A BELLA FORTUNA PHS 1 SUBD |
| Neighborhood | H1501 |
| Land | $61,416 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $61,416 |
| Improvement | $269,802 |
|---|---|
| Total Improvement | $269,802 |
| Market | $331,218 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $331,218 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $331,218 |
| Taxable Value | $331,218 |
|---|
Appreciation: Market value has risen +4316.2% from $7,500 (2021) to $331,218 (2025), a CAGR of 157.8% 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 $5,705. Austin ISD is the largest single contributor, at 45.0% 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 19% of market value ($61,416 land vs $269,802 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 +157.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $37,707,676 by 2030, with an estimated annual tax burden around $8,433. 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 | 1,474 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,474 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 380 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 178 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 727% 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% | $3,064.43 | $3,064.43 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,244.87 | $1,244.87 | 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% | $390.91 | $390.91 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $342.48 | $342.48 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $331.22 | $331.22 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $331.22 | $331.22 | Paid |
| Combined Rate | 1.8357% | 1.7020% | 1.5634% | 1.7042% | 1.7225% | +0.0183% | $6,812.66 | $6,812.66 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $332,958 | $331,218 | +0.5% |
| Assessed Value | $332,958 | $331,218 | +0.5% |
| Land Value | $61,416 | $61,416 | +0.0% |
| Improvement Value | $271,542 | $269,802 | +0.6% |
| Taxable Value | $332,958 | $331,218 | +0.5% |
| Total Tax 2026 = estimate |
~$5,735
Estimated
|
~$6,813
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $345,034 | $332,958 | -12,076 (-3.5%) |
| Taxable Value | $345,034 | $332,958 | -12,076 (-3.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $332,958 | $61,416 | $271,542 | — | $332,958 | $332,958 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $331,218 | $61,416 | $269,802 | — | $331,218 | $331,218 | ~$6,813 | Partial |
| 2024 | $352,859 | — | — | −$292,859 | $60,000 | $— | $7,457 | Verified |
| 2023 | $328,350 | — | — | −$268,350 | $60,000 | $— | $6,637 | Verified |
| 2022 | $— | — | — | — | $60,000 | $— | $6,762 | Verified |
| 2021 | $7,500 | — | — | — | $48,000 ! | $— | $2,055 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +4.2% | +4.2% | ~100% | Not available | Partial |
| 2025 | -10.9% | -10.9% | ~100% | Not available | Partial |
| 2024 | +5.3% | +5.3% | ~100% | 2.0100% | Verified |
| 2023 | -11.1% | -11.1% | ~100% | 1.8800% | Verified |
| 2022 | +726.7% ! | +726.7% | ~100% | 1.7000% | Verified |
| 2021 | base year | — | ~100% | 27.4100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +590.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.5% | +1070.0% | +157.5% | +4278.0% | 2023 | -6.1% | 2025 |
| Assessment Ratio | 100.0% | 175.1% | — | 640.0% | 2021 | 17.0% | 2024 |
| Effective Tax Rate (2025) | 2.0600% | 2.0600% | — | 2.0600% | 2025 | 2.0600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,813 | $5,740 | ~$7,261 | $7,457 | 2024 | $2,055 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$853,841 | ~$364,340 | ~1.6942% | ~$6,173 | +157.8% |
| 2027 | ~$2,201,102 | ~$400,774 | ~1.6659% | ~$6,676 | +564.5% |
| 2028 | ~$5,674,184 | ~$440,851 | ~1.6376% | ~$7,219 | +1613.1% |
| 2029 | ~$14,627,382 | ~$484,936 | ~1.6093% | ~$7,804 | +4316.2% |
| 2030 | ~$37,707,676 | ~$533,430 | ~1.5810% | ~$8,433 | +11284.5% |
| 2026 | ~$847,217 | ~$364,340 | ~1.7225% | ~$6,276 | +155.8% |
| 2027 | ~$2,167,081 | ~$400,774 | ~1.7225% | ~$6,903 | +554.3% |
| 2028 | ~$5,543,140 | ~$440,851 | ~1.7225% | ~$7,594 | +1573.6% |
| 2029 | ~$14,178,702 | ~$484,936 | ~1.7225% | ~$8,353 | +4180.8% |
| 2030 | ~$36,267,459 | ~$533,430 | ~1.7225% | ~$9,188 | +10849.7% |
| 2026 | ~$860,466 | ~$364,340 | ~1.6800% | ~$6,121 | +159.8% |
| 2027 | ~$2,235,389 | ~$400,774 | ~1.6376% | ~$6,563 | +574.9% |
| 2028 | ~$5,807,278 | ~$440,851 | ~1.5951% | ~$7,032 | +1653.3% |
| 2029 | ~$15,086,627 | ~$484,936 | ~1.5527% | ~$7,529 | +4454.9% |
| 2030 | ~$39,193,287 | ~$533,430 | ~1.5102% | ~$8,056 | +11733.1% |
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.