11613 LAGO DE GARDA DR TX 78747
| Owner | RIYALITY INVESTMENTS LLC |
|---|---|
| Parcel ID | 0449070218 |
| Short ID | 931813 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,441 SF |
| Land SF | 4,792 SF |
| Acres | 0.110 |
| Year Built | 2021 |
| Legal | LOT 16 BLK B BELLA FORTUNA PHS 1 SUBD |
| Neighborhood | H1501 |
| Land | $61,273 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $61,273 |
| Improvement | $242,934 |
|---|---|
| Total Improvement | $242,934 |
| Market | $304,207 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $304,207 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $304,207 |
| Taxable Value | $304,207 |
|---|
Appreciation: Market value has risen +3956.1% from $7,500 (2021) to $304,207 (2025), a CAGR of 152.4% 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 $5,240. Austin ISD is the largest single contributor, at 44.3% 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 20% of market value ($61,273 land vs $242,934 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 +152.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $31,138,962 by 2030, with an estimated annual tax burden around $7,746. 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 | 1,441 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,441 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 380 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 80 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 508% 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% | $2,814.52 | $2,814.52 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,143.35 | $1,143.35 | 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% | $359.03 | $359.03 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $314.55 | $314.55 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $304.21 | $304.21 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $304.21 | $304.21 | Paid |
| Combined Rate | 1.8357% | 1.7020% | 1.5634% | 1.7042% | 1.7225% | +0.0183% | $6,347.40 | $6,347.40 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $294,877 | $304,207 | -3.1% |
| Assessed Value | $294,877 | $304,207 | -3.1% |
| Land Value | $61,273 | $61,273 | +0.0% |
| Improvement Value | $233,604 | $242,934 | -3.8% |
| Taxable Value | $294,877 | $304,207 | -3.1% |
| Total Tax 2026 = estimate |
~$5,079
Estimated
|
~$6,347
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $327,568 | $294,877 | -32,691 (-10.0%) |
| Taxable Value | $327,568 | $294,877 | -32,691 (-10.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $294,877 | $61,273 | $233,604 | — | $294,877 | $294,877 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $304,207 | $61,273 | $242,934 | — | $304,207 | $304,207 | ~$6,347 | Partial |
| 2024 | $358,202 | — | — | −$298,202 | $60,000 | $— | $7,100 | Verified |
| 2023 | $262,991 | — | — | −$202,991 | $60,000 | $— | $6,721 | Verified |
| 2022 | $— | — | — | — | $60,000 | $— | $5,649 | Verified |
| 2021 | $7,500 | — | — | — | $48,000 ! | $— | $2,055 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +7.7% | +7.7% | ~100% | Not available | Partial |
| 2025 | -13.3% | -13.3% | ~100% | Not available | Partial |
| 2024 | -2.1% | -2.1% | ~100% | 2.0200% | Verified |
| 2023 | +22.7% | +22.7% | ~100% | 1.8800% | Verified |
| 2022 | +508.0% ! | +508.0% | ~100% | 1.9400% | Verified |
| 2021 | base year | — | ~100% | 27.4100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +533.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -3.1% | +856.1% | +154.0% | +3406.5% | 2023 | -15.1% | 2025 |
| Assessment Ratio | 100.0% | 175.9% | — | 640.0% | 2021 | 16.8% | 2024 |
| Effective Tax Rate (2025) | 2.0900% | 2.0900% | — | 2.0900% | 2025 | 2.0900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,347 | $5,556 | ~$6,669 | $7,100 | 2024 | $2,055 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$767,708 | ~$334,628 | ~1.6942% | ~$5,669 | +152.4% |
| 2027 | ~$1,937,417 | ~$368,090 | ~1.6659% | ~$6,132 | +536.9% |
| 2028 | ~$4,889,339 | ~$404,900 | ~1.6376% | ~$6,630 | +1507.2% |
| 2029 | ~$12,338,920 | ~$445,389 | ~1.6093% | ~$7,167 | +3956.1% |
| 2030 | ~$31,138,962 | ~$489,928 | ~1.5810% | ~$7,746 | +10136.1% |
| 2026 | ~$761,624 | ~$334,628 | ~1.7225% | ~$5,764 | +150.4% |
| 2027 | ~$1,906,831 | ~$368,090 | ~1.7225% | ~$6,340 | +526.8% |
| 2028 | ~$4,774,013 | ~$404,900 | ~1.7225% | ~$6,974 | +1469.3% |
| 2029 | ~$11,952,398 | ~$445,389 | ~1.7225% | ~$7,672 | +3829.0% |
| 2030 | ~$29,924,473 | ~$489,928 | ~1.7225% | ~$8,439 | +9736.9% |
| 2026 | ~$773,792 | ~$334,628 | ~1.6800% | ~$5,622 | +154.4% |
| 2027 | ~$1,968,247 | ~$368,090 | ~1.6376% | ~$6,028 | +547.0% |
| 2028 | ~$5,006,508 | ~$404,900 | ~1.5951% | ~$6,459 | +1545.8% |
| 2029 | ~$12,734,741 | ~$445,389 | ~1.5527% | ~$6,915 | +4086.2% |
| 2030 | ~$32,392,567 | ~$489,928 | ~1.5102% | ~$7,399 | +10548.2% |
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.