BEL PAESE BEND TX 78641
| Owner | NAREDLA SREELAKSHMI & SIVA PRASAD MANDA |
|---|---|
| Parcel ID | 0502550108 |
| Short ID | 932106 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 5,773 SF |
| Land SF | 12,000 SF |
| Acres | 0.275 |
| Year Built | 2021 |
| Legal | LOT 19 BLK J TRAVISSO PHS 4 SEC 1-3 |
| Neighborhood | T4500 |
| Land | $378,125 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $378,125 |
| Improvement | $854,753 |
|---|---|
| Total Improvement | $854,753 |
| Market | $1,232,878 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,232,878 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,232,878 |
| Taxable Value | $1,232,878 |
|---|
Appreciation: Market value has risen +2270.9% from $52,000 (2021) to $1,232,878 (2025), a CAGR of 120.7% 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 2.5114% in 2025 (+0.0586% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $30,963. Leander ISD is the largest single contributor, at 43.3% 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 31% of market value ($378,125 land vs $854,753 improvements), about $32/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 +120.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $64,500,941 by 2030, with an estimated annual tax burden around $43,060. 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 | 5,773 SF | ✗ |
| 1ST | 1st Floor | 3,637 SF | ✓ |
| 2ND | 2nd Floor | 2,136 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 722 SF | ✓ |
| 012 | PORCH OPEN 2ND F | 452 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 424 SF | ✗ |
| 251 | BATHROOM | 5 SF | ✓ |
| 252 | BEDROOMS | 5 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 1378% 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% | $13,400.15 | $13,400.15 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $5,144.58 | $5,144.58 | Paid |
| U7N Travis County MUD #19 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $5,054.80 | $5,054.80 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,633.71 | $4,633.71 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,455.08 | $1,455.08 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,274.80 | $1,274.80 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $30,963.12 | $30,963.12 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,190,656 | $1,232,878 | -3.4% |
| Assessed Value | $1,190,656 | $1,232,878 | -3.4% |
| Land Value | $330,000 | $378,125 | -12.7% |
| Improvement Value | $860,656 | $854,753 | +0.7% |
| Taxable Value | $1,190,656 | $1,232,878 | -3.4% |
| Total Tax 2026 = estimate |
~$29,903
Estimated
|
~$30,963
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,190,656 | $1,190,656 | +0 (+0.0%) |
| Taxable Value | $1,190,656 | $1,190,656 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,190,656 | $330,000 | $860,656 | — | $1,190,656 | $1,190,656 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,232,878 | $378,125 | $854,753 | — | $1,232,878 | $1,232,878 | ~$30,963 | Partial |
| 2024 | $1,473,055 | — | — | −$1,094,930 | $378,125 | $— | $32,718 | Verified |
| 2023 | $768,599 | — | — | −$239,224 | $529,375 | $— | $35,721 | Verified |
| 2022 | $— | — | — | — | $529,375 | $— | $20,118 | Verified |
| 2021 | $52,000 | — | — | −$10,400 | $41,600 | $— | $1,200 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -3.4% | -3.4% | ~100% | Not available | Partial |
| 2025 | -7.6% | -7.6% | ~100% | Not available | Partial |
| 2024 | -9.4% | -9.4% | ~100% | 2.4500% | Verified |
| 2023 | +91.7% ! | +91.7% | ~100% | 2.4200% | Verified |
| 2022 | +1378.1% ! | +1378.1% | ~100% | 2.6200% | Verified |
| 2021 | base year | — | ~100% | 2.3100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +2270.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -3.4% | +362.5% | +122.2% | +1378.1% | 2023 | -16.3% | 2025 |
| Assessment Ratio | 100.0% | 74.9% | — | 100.0% | 2025 | 25.7% | 2024 |
| Effective Tax Rate (2025) | 2.5100% | 2.5100% | — | 2.5100% | 2025 | 2.5100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$30,963 | $25,150 | ~$37,966 | $35,721 | 2023 | $1,200 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,720,504 | ~$1,356,166 | ~2.4429% | ~$33,130 | +120.7% |
| 2027 | ~$6,003,140 | ~$1,491,782 | ~2.3743% | ~$35,420 | +386.9% |
| 2028 | ~$13,246,699 | ~$1,640,961 | ~2.3058% | ~$37,837 | +974.5% |
| 2029 | ~$29,230,542 | ~$1,805,057 | ~2.2372% | ~$40,383 | +2270.9% |
| 2030 | ~$64,500,941 | ~$1,985,562 | ~2.1687% | ~$43,060 | +5131.7% |
| 2026 | ~$2,695,846 | ~$1,356,166 | ~2.5114% | ~$34,059 | +118.7% |
| 2027 | ~$5,894,813 | ~$1,491,782 | ~2.5114% | ~$37,465 | +378.1% |
| 2028 | ~$12,889,765 | ~$1,640,961 | ~2.5114% | ~$41,212 | +945.5% |
| 2029 | ~$28,185,126 | ~$1,805,057 | ~2.5114% | ~$45,333 | +2186.1% |
| 2030 | ~$61,630,396 | ~$1,985,562 | ~2.5114% | ~$49,866 | +4898.9% |
| 2026 | ~$2,745,161 | ~$1,356,166 | ~2.4086% | ~$32,665 | +122.7% |
| 2027 | ~$6,112,453 | ~$1,491,782 | ~2.3058% | ~$34,397 | +395.8% |
| 2028 | ~$13,610,162 | ~$1,640,961 | ~2.2029% | ~$36,149 | +1003.9% |
| 2029 | ~$30,304,772 | ~$1,805,057 | ~2.1001% | ~$37,908 | +2358.1% |
| 2030 | ~$67,477,465 | ~$1,985,562 | ~1.9973% | ~$39,657 | +5373.2% |
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.