11737 LAGO DE GARDA DR TX 78747
| Owner | LI I CHUN & HSIN AN HSU |
|---|---|
| Parcel ID | 0449070202 |
| Short ID | 931797 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,570 SF |
| Land SF | 4,792 SF |
| Acres | 0.110 |
| Year Built | 2021 |
| Legal | LOT 1 BLK B BELLA FORTUNA PHS 1 SUBD |
| Neighborhood | H1501 |
| Land | $61,273 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $61,273 |
| Improvement | $273,430 |
|---|---|
| Total Improvement | $273,430 |
| Market | $334,703 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $334,703 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $334,703 |
| Taxable Value | $334,703 |
|---|
Appreciation: Market value has risen +4362.7% from $7,500 (2021) to $334,703 (2025), a CAGR of 158.5% 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 $5,765. 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 ($61,273 land vs $273,430 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 +158.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $38,606,242 by 2030, with an estimated annual tax burden around $8,522. 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 681% 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% | $3,096.67 | $3,096.67 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,257.96 | $1,257.96 | 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% | $395.03 | $395.03 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $346.08 | $346.08 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $334.70 | $334.70 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $334.70 | $334.70 | Paid |
| Combined Rate | 1.8357% | 1.7020% | 1.5634% | 1.7042% | 1.7225% | +0.0183% | $6,872.67 | $6,872.67 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $318,631 | $334,703 | -4.8% |
| Assessed Value | $318,631 | $334,703 | -4.8% |
| Land Value | $61,273 | $61,273 | +0.0% |
| Improvement Value | $257,358 | $273,430 | -5.9% |
| Taxable Value | $318,631 | $334,703 | -4.8% |
| Total Tax 2026 = estimate |
~$5,488
Estimated
|
~$6,873
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $344,727 | $318,631 | -26,096 (-7.6%) |
| Taxable Value | $344,727 | $318,631 | -26,096 (-7.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $318,631 | $61,273 | $257,358 | — | $318,631 | $318,631 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $334,703 | $61,273 | $273,430 | — | $334,703 | $334,703 | ~$6,873 | Partial |
| 2024 | $370,221 | — | — | −$310,221 | $60,000 | $— | $7,650 | Verified |
| 2023 | $336,415 | — | — | −$276,415 | $60,000 | $— | $6,909 | Verified |
| 2022 | $— | — | — | — | $60,000 | $— | $6,937 | Verified |
| 2021 | $7,500 | — | — | — | $48,000 ! | $— | $2,055 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.0% | +3.0% | ~100% | Not available | Partial |
| 2025 | -12.6% | -12.6% | ~100% | Not available | Partial |
| 2024 | +3.5% | +3.5% | ~100% | 2.0000% | Verified |
| 2023 | -1.2% | -1.2% | ~100% | 1.8700% | Verified |
| 2022 | +680.7% ! | +680.7% | ~100% | 1.8500% | Verified |
| 2021 | base year | — | ~100% | 27.4100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +597.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.8% | +1095.3% | +161.1% | +4385.5% | 2023 | -9.6% | 2025 |
| Assessment Ratio | 100.0% | 174.8% | — | 640.0% | 2021 | 16.2% | 2024 |
| 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 |
$6,873 | $5,872 | ~$7,337 | $7,650 | 2024 | $2,055 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$865,086 | ~$368,173 | ~1.6942% | ~$6,237 | +158.5% |
| 2027 | ~$2,235,933 | ~$404,991 | ~1.6659% | ~$6,747 | +568.0% |
| 2028 | ~$5,779,075 | ~$445,490 | ~1.6376% | ~$7,295 | +1626.6% |
| 2029 | ~$14,936,813 | ~$490,039 | ~1.6093% | ~$7,886 | +4362.7% |
| 2030 | ~$38,606,242 | ~$539,043 | ~1.5810% | ~$8,522 | +11434.5% |
| 2026 | ~$858,392 | ~$368,173 | ~1.7225% | ~$6,342 | +156.5% |
| 2027 | ~$2,201,463 | ~$404,991 | ~1.7225% | ~$6,976 | +557.7% |
| 2028 | ~$5,645,955 | ~$445,490 | ~1.7225% | ~$7,673 | +1586.9% |
| 2029 | ~$14,479,826 | ~$490,039 | ~1.7225% | ~$8,441 | +4226.2% |
| 2030 | ~$37,135,499 | ~$539,043 | ~1.7225% | ~$9,285 | +10995.1% |
| 2026 | ~$871,780 | ~$368,173 | ~1.6800% | ~$6,185 | +160.5% |
| 2027 | ~$2,270,670 | ~$404,991 | ~1.6376% | ~$6,632 | +578.4% |
| 2028 | ~$5,914,272 | ~$445,490 | ~1.5951% | ~$7,106 | +1667.0% |
| 2029 | ~$15,404,533 | ~$490,039 | ~1.5527% | ~$7,609 | +4502.4% |
| 2030 | ~$40,123,219 | ~$539,043 | ~1.5102% | ~$8,141 | +11887.7% |
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.