11609 LAGO DE GARDA DR TX 78747
| Owner | LAGODEGARDA DR TRUST |
|---|---|
| Parcel ID | 0449070219 |
| Short ID | 931814 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,513 SF |
| Land SF | 4,792 SF |
| Acres | 0.110 |
| Year Built | 2021 |
| Legal | LOT 17 BLK B BELLA FORTUNA PHS 1 SUBD |
| Neighborhood | H1501 |
| Land | $61,273 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $61,273 |
| Improvement | $258,749 |
|---|---|
| Total Improvement | $258,749 |
| Market | $320,022 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $320,022 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $320,022 |
| Taxable Value | $320,022 |
|---|
Appreciation: Market value has risen +4167.0% from $7,500 (2021) to $320,022 (2025), a CAGR of 155.6% 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 $5,512. Austin ISD is the largest single contributor, at 44.7% 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 ($61,273 land vs $258,749 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 +155.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $34,900,211 by 2030, with an estimated annual tax burden around $8,148. 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 | 1,513 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,513 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 379 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 32 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 724% 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% | $2,960.84 | $2,960.84 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,202.79 | $1,202.79 | 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% | $377.70 | $377.70 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $330.90 | $330.90 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $320.02 | $320.02 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $320.02 | $320.02 | Paid |
| Combined Rate | 1.8357% | 1.7020% | 1.5634% | 1.7042% | 1.7225% | +0.0183% | $6,619.80 | $6,619.80 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $327,306 | $320,022 | +2.3% |
| Assessed Value | $327,306 | $320,022 | +2.3% |
| Land Value | $61,273 | $61,273 | +0.0% |
| Improvement Value | $266,033 | $258,749 | +2.8% |
| Taxable Value | $327,306 | $320,022 | +2.3% |
| Total Tax 2026 = estimate |
~$5,638
Estimated
|
~$6,620
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $327,306 | $327,306 | +0 (+0.0%) |
| Taxable Value | $327,306 | $327,306 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $327,306 | $61,273 | $266,033 | — | $327,306 | $327,306 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $320,022 | $61,273 | $258,749 | — | $320,022 | $320,022 | ~$6,620 | Partial |
| 2024 | $365,000 | — | — | −$305,000 | $60,000 | $— | $7,355 | Verified |
| 2023 | $395,329 | — | — | −$335,329 | $60,000 | $— | $6,827 | Verified |
| 2022 | $— | — | — | — | $60,000 | $— | $7,902 | Verified |
| 2021 | $7,500 | — | — | — | $48,000 ! | $— | $2,055 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +2.3% | +2.3% | ~100% | Not available | Partial |
| 2025 | -12.5% | -12.5% | ~100% | Not available | Partial |
| 2024 | -6.4% | -6.4% | ~100% | 2.0100% | Verified |
| 2023 | -1.2% | -1.2% | ~100% | 1.7500% | Verified |
| 2022 | +723.6% ! | +723.6% | ~100% | 2.0000% | Verified |
| 2021 | base year | — | ~100% | 27.4100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +566.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +2.3% | +1288.4% | +154.4% | +5171.1% | 2023 | -12.3% | 2025 |
| Assessment Ratio | 100.0% | 174.3% | — | 640.0% | 2021 | 15.2% | 2023 |
| Effective Tax Rate (2025) | 2.0700% | 2.0700% | — | 2.0700% | 2025 | 2.0700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,620 | $5,714 | ~$7,016 | $7,355 | 2024 | $2,055 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$817,917 | ~$352,024 | ~1.6942% | ~$5,964 | +155.6% |
| 2027 | ~$2,090,447 | ~$387,227 | ~1.6659% | ~$6,451 | +553.2% |
| 2028 | ~$5,342,798 | ~$425,949 | ~1.6376% | ~$6,975 | +1569.5% |
| 2029 | ~$13,655,211 | ~$468,544 | ~1.6093% | ~$7,540 | +4167.0% |
| 2030 | ~$34,900,211 | ~$515,399 | ~1.5810% | ~$8,148 | +10805.6% |
| 2026 | ~$811,517 | ~$352,024 | ~1.7225% | ~$6,064 | +153.6% |
| 2027 | ~$2,057,858 | ~$387,227 | ~1.7225% | ~$6,670 | +543.0% |
| 2028 | ~$5,218,350 | ~$425,949 | ~1.7225% | ~$7,337 | +1530.6% |
| 2029 | ~$13,232,778 | ~$468,544 | ~1.7225% | ~$8,071 | +4035.0% |
| 2030 | ~$33,555,894 | ~$515,399 | ~1.7225% | ~$8,878 | +10385.5% |
| 2026 | ~$824,318 | ~$352,024 | ~1.6800% | ~$5,914 | +157.6% |
| 2027 | ~$2,123,292 | ~$387,227 | ~1.6376% | ~$6,341 | +563.5% |
| 2028 | ~$5,469,209 | ~$425,949 | ~1.5951% | ~$6,794 | +1609.0% |
| 2029 | ~$14,087,678 | ~$468,544 | ~1.5527% | ~$7,275 | +4302.1% |
| 2030 | ~$36,287,271 | ~$515,399 | ~1.5102% | ~$7,784 | +11239.0% |
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.