11713 LAGO DE GARDA DR TX 78747
| Owner | VAKKANTULA RAMA SAI KRISHNA |
|---|---|
| Parcel ID | 0449070208 |
| Short ID | 931803 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,098 SF |
| Land SF | 4,792 SF |
| Acres | 0.110 |
| Year Built | 2021 |
| Legal | LOT 7 BLK B BELLA FORTUNA PHS 1 SUBD |
| Neighborhood | H1501 |
| Land | $61,273 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $61,273 |
| Improvement | $357,855 |
|---|---|
| Total Improvement | $357,855 |
| Market | $419,128 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $419,128 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $419,128 |
| Taxable Value | $419,128 |
|---|
Appreciation: Market value has risen +5488.4% from $7,500 (2021) to $419,128 (2025), a CAGR of 173.4% 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 $7,219. Austin ISD is the largest single contributor, at 46.6% 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 15% of market value ($61,273 land vs $357,855 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 +173.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $64,040,312 by 2030, with an estimated annual tax burden around $10,672. 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 | 2,098 SF | ✗ |
| 1ST | 1st Floor | 1,287 SF | ✓ |
| 2ND | 2nd Floor | 811 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 386 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 108 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 902% 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% | $3,877.77 | $3,877.77 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,575.27 | $1,575.27 | 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% | $494.67 | $494.67 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $433.38 | $433.38 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $419.13 | $419.13 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $419.13 | $419.13 | Paid |
| Combined Rate | 1.8357% | 1.7020% | 1.5634% | 1.7042% | 1.7225% | +0.0183% | $8,326.88 | $8,326.88 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $405,250 | $419,128 | -3.3% |
| Assessed Value | $405,250 | $419,128 | -3.3% |
| Land Value | $61,273 | $61,273 | +0.0% |
| Improvement Value | $343,977 | $357,855 | -3.9% |
| Taxable Value | $405,250 | $419,128 | -3.3% |
| Total Tax 2026 = estimate |
~$6,980
Estimated
|
~$8,327
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $405,250 | $405,250 | +0 (+0.0%) |
| Taxable Value | $405,250 | $405,250 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $405,250 | $61,273 | $343,977 | — | $405,250 | $405,250 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $419,128 | $61,273 | $357,855 | — | $419,128 | $419,128 | ~$8,327 | Partial |
| 2024 | $475,150 | — | — | −$415,150 | $60,000 | $— | $9,182 | Verified |
| 2023 | $481,081 | — | — | −$421,081 | $60,000 | $— | $8,549 | Verified |
| 2022 | $— | — | — | — | $60,000 | $— | $9,361 | Verified |
| 2021 | $7,500 | — | — | — | $48,000 ! | $— | $2,055 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -3.3% | -3.3% | ~100% | Not available | Partial |
| 2025 | -11.4% | -11.4% | ~100% | Not available | Partial |
| 2024 | -0.5% | -0.5% | ~100% | 1.9400% | Verified |
| 2023 | -1.2% | -1.2% | ~100% | 1.8000% | Verified |
| 2022 | +902.3% ! | +902.3% | ~100% | 1.9500% | Verified |
| 2021 | base year | — | ~100% | 27.4100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +773.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -3.3% | +1574.5% | +175.3% | +6314.4% | 2023 | -11.8% | 2025 |
| Assessment Ratio | 100.0% | 173.0% | — | 640.0% | 2021 | 12.5% | 2023 |
| Effective Tax Rate (2025) | 1.9900% | 1.9900% | — | 1.9900% | 2025 | 1.9900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$8,327 | $7,028 | ~$9,188 | $9,182 | 2024 | $2,055 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,145,956 | ~$461,041 | ~1.6942% | ~$7,811 | +173.4% |
| 2027 | ~$3,133,209 | ~$507,145 | ~1.6659% | ~$8,448 | +647.6% |
| 2028 | ~$8,566,644 | ~$557,859 | ~1.6376% | ~$9,135 | +1943.9% |
| 2029 | ~$23,422,437 | ~$613,645 | ~1.6093% | ~$9,875 | +5488.4% |
| 2030 | ~$64,040,312 | ~$675,010 | ~1.5810% | ~$10,672 | +15179.4% |
| 2026 | ~$1,137,574 | ~$461,041 | ~1.7225% | ~$7,941 | +171.4% |
| 2027 | ~$3,087,539 | ~$507,145 | ~1.7225% | ~$8,735 | +636.7% |
| 2028 | ~$8,380,024 | ~$557,859 | ~1.7225% | ~$9,609 | +1899.4% |
| 2029 | ~$22,744,589 | ~$613,645 | ~1.7225% | ~$10,570 | +5326.6% |
| 2030 | ~$61,732,085 | ~$675,010 | ~1.7225% | ~$11,627 | +14628.7% |
| 2026 | ~$1,154,339 | ~$461,041 | ~1.6800% | ~$7,746 | +175.4% |
| 2027 | ~$3,179,215 | ~$507,145 | ~1.6376% | ~$8,305 | +658.5% |
| 2028 | ~$8,756,015 | ~$557,859 | ~1.5951% | ~$8,898 | +1989.1% |
| 2029 | ~$24,115,325 | ~$613,645 | ~1.5527% | ~$9,528 | +5653.7% |
| 2030 | ~$66,417,074 | ~$675,010 | ~1.5102% | ~$10,194 | +15746.5% |
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.