2205 BEL PAESE BEND TX 78641
| Owner | NAGI VINOD & SHEELA REDDY ARRAVALLI |
|---|---|
| Parcel ID | 0502550107 |
| Short ID | 932105 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 4,830 SF |
| Land SF | 12,000 SF |
| Acres | 0.275 |
| Year Built | 2020 |
| Legal | LOT 18 BLK J TRAVISSO PHS 4 SEC 1-3 |
| Neighborhood | T4500 |
| Land | $378,125 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $378,125 |
| Improvement | $538,272 |
|---|---|
| Total Improvement | $538,272 |
| Market | $916,397 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $916,397 |
| Value Limitation Adjustment (−) (homestead cap) | −$75,625 |
| Net Appraised (assessed) | $840,772 |
| Exemptions (−) (HS) | −$168,154 |
|---|---|
| Taxable Value | $672,618 |
Appreciation: Market value has risen +1662.3% from $52,000 (2021) to $916,397 (2025), a CAGR of 104.9% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2022), 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 2.5114% in 2025 (+0.0586% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $16,892. Leander ISD is the largest single contributor, at 40.0% of the total 2025 levy.
Assessment Gap: Assessed value ($840,772) is $75,625 below market value, suggesting potential for an upward assessment in future years.
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 41% of market value ($378,125 land vs $538,272 improvements), about $32/SF of land. Most value sits in the improvements, so building condition, age (~6 yrs), and rent roll drive the underwriting.
Forward Outlook: Holding the +104.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $33,089,031 by 2030, with an estimated annual tax burden around $29,365. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 4,831 SF | ✗ |
| 1ST | 1st Floor | 3,197 SF | ✓ |
| 2ND | 2nd Floor | 1,634 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 757 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 615 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 522 | FIREPLACE | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 86% 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILE Leander ISD | 1.3370% | 1.2746% | 1.1087% | 1.0869% | 1.0869% | +0.0000% | $7,616.69 | $7,616.69 | Paid |
| U7N Travis County MUD #19 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $3,757.23 | $3,757.23 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $3,473.31 | $3,473.31 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,528.00 | $2,528.00 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $860.66 | $860.66 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $793.84 | $793.84 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $19,029.73 | $19,029.73 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,030,083 | $916,397 | +12.4% |
| Assessed Value | $943,450 | $840,772 | +12.2% |
| Land Value | $330,000 | $378,125 | -12.7% |
| Improvement Value | $700,083 | $538,272 | +30.1% |
| Taxable Value | $754,760 | $672,618 | +12.2% |
| Exemptions | HS | HS | |
| HS Cap Loss | -$86,633 | — | |
| Total Tax 2026 = estimate |
~$18,955
Estimated
|
~$19,030
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,030,083 | $1,030,083 | +0 (+0.0%) |
| Taxable Value | $754,760 | $754,760 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,030,083 | $330,000 | $700,083 | −$86,633 | $943,450 | $754,760 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $916,397 | $378,125 | $538,272 | −$75,625 | $840,772 | $672,618 | ~$19,030 | Partial |
| 2024 | $1,253,880 | — | — | −$951,380 | $302,500 | $— | $19,580 | Verified |
| 2023 | $950,000 | — | — | −$526,500 | $423,500 | $— | $21,616 | Verified |
| 2022 | $581,254 | — | — | −$157,754 | $423,500 | $— | $21,255 | Verified |
| 2021 | $52,000 | — | — | — | $52,000 | $— | $15,881 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +12.4% | +10.0% | 97.9% | Not available | Partial |
| 2025 | -2.5% | +6.1% | ~100% | Not available | Partial |
| 2024 | -25.9% | -9.8% | 92.0% | 2.0800% | Verified |
| 2023 | +17.5% | -1.7% | 75.5% | 1.7000% | Verified |
| 2022 | +85.8% ! | +67.6% | 90.2% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 30.5400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +57.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +12.4% | +219.7% | +100.4% | +1017.8% | 2022 | -26.9% | 2025 |
| Assessment Ratio | 91.6% | 70.8% | — | 100.0% | 2021 | 24.1% | 2024 |
| Effective Tax Rate (2025) | 2.0800% | 2.0800% | — | 2.0800% | 2025 | 2.0800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$19,030 | $19,472 | ~$25,891 | $21,616 | 2023 | $15,881 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,877,603 | ~$924,849 | ~2.4429% | ~$22,593 | +104.9% |
| 2027 | ~$3,847,014 | ~$1,017,334 | ~2.3743% | ~$24,155 | +319.8% |
| 2028 | ~$7,882,135 | ~$1,119,068 | ~2.3058% | ~$25,803 | +760.1% |
| 2029 | ~$16,149,682 | ~$1,230,974 | ~2.2372% | ~$27,540 | +1662.3% |
| 2030 | ~$33,089,031 | ~$1,354,072 | ~2.1687% | ~$29,365 | +3510.8% |
| 2026 | ~$1,859,275 | ~$924,849 | ~2.5114% | ~$23,227 | +102.9% |
| 2027 | ~$3,772,277 | ~$1,017,334 | ~2.5114% | ~$25,550 | +311.6% |
| 2028 | ~$7,653,560 | ~$1,119,068 | ~2.5114% | ~$28,105 | +735.2% |
| 2029 | ~$15,528,284 | ~$1,230,974 | ~2.5114% | ~$30,915 | +1594.5% |
| 2030 | ~$31,505,285 | ~$1,354,072 | ~2.5114% | ~$34,007 | +3338.0% |
| 2026 | ~$1,895,931 | ~$924,849 | ~2.4086% | ~$22,276 | +106.9% |
| 2027 | ~$3,922,485 | ~$1,017,334 | ~2.3058% | ~$23,457 | +328.0% |
| 2028 | ~$8,115,217 | ~$1,119,068 | ~2.2029% | ~$24,652 | +785.6% |
| 2029 | ~$16,789,546 | ~$1,230,974 | ~2.1001% | ~$25,852 | +1732.1% |
| 2030 | ~$34,735,837 | ~$1,354,072 | ~1.9973% | ~$27,045 | +3690.5% |
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.