BEL PAESE BEND TX 78641
| Owner | SOMAROUTHU MURALI KRISHNA & |
|---|---|
| Parcel ID | 0502550109 |
| Short ID | 932107 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 4,810 SF |
| Land SF | 12,504 SF |
| Acres | 0.287 |
| Year Built | 2020 |
| Legal | LOT 20 BLK J TRAVISSO PHS 4 SEC 1-3 |
| Neighborhood | T4500 |
| Land | $383,900 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $383,900 |
| Improvement | $570,100 |
|---|---|
| Total Improvement | $570,100 |
| Market | $954,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $954,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$76,780 |
| Net Appraised (assessed) | $877,220 |
| Exemptions (−) (HS) | −$175,444 |
|---|---|
| Taxable Value | $701,776 |
Appreciation: Market value has risen +1734.6% from $52,000 (2021) to $954,000 (2025), a CAGR of 107.0% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2022→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 $17,625. Leander ISD is the largest single contributor, at 40.2% of the total 2025 levy.
Assessment Gap: Assessed value ($877,220) is $76,780 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 40% of market value ($383,900 land vs $570,100 improvements), about $31/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 +107.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $36,222,604 by 2030, with an estimated annual tax burden around $30,638. 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 | 3,177 SF | ✓ |
| 2ND | 2nd Floor | 1,633 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 770 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 626 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 522 | FIREPLACE | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 250% 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% | $8,012.84 | $8,012.84 | Paid |
| U7N Travis County MUD #19 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $3,911.40 | $3,911.40 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $3,623.88 | $3,623.88 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,637.59 | $2,637.59 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $897.98 | $897.98 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $828.26 | $828.26 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $19,911.95 | $19,911.95 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,033,537 | $954,000 | +8.3% |
| Assessed Value | $966,529 | $877,220 | +10.2% |
| Land Value | $335,040 | $383,900 | -12.7% |
| Improvement Value | $698,497 | $570,100 | +22.5% |
| Taxable Value | $773,223 | $701,776 | +10.2% |
| Exemptions | HS | HS | |
| HS Cap Loss | -$67,008 | — | |
| Total Tax 2026 = estimate |
~$19,419
Estimated
|
~$19,912
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,082,238 | $1,033,537 | -48,701 (-4.5%) |
| Taxable Value | $787,540 | $773,223 | -14,317 (-1.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,033,537 | $335,040 | $698,497 | −$67,008 | $966,529 | $773,223 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $954,000 | $383,900 | $570,100 | −$76,780 | $877,220 | $701,776 | ~$19,912 | Partial |
| 2024 | $1,347,822 | — | — | −$1,045,322 | $302,500 | $— | $20,884 | Verified |
| 2023 | $950,000 | — | — | −$526,500 | $423,500 | $— | $21,735 | Verified |
| 2022 | $271,793 | — | — | — | — | $— | $10,123 | Verified |
| 2021 | $52,000 | — | — | — | $52,000 | $— | $7,260 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +13.4% | +10.0% | 97.0% | Not available | Partial |
| 2025 | -4.1% | +3.8% | ~100% | Not available | Partial |
| 2024 | -26.2% | +115.6% | 92.4% | 2.1000% | Verified |
| 2023 | +41.9% | -49.5% | 31.6% | 1.6100% | Verified |
| 2022 | +249.5% ! | +210.6% | 88.9% | 1.0700% | Verified |
| 2021 | base year | — | ~100% | 13.9600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +251.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +8.3% | +138.6% | +103.8% | +422.7% | 2022 | -29.2% | 2025 |
| Assessment Ratio | 93.5% | 70.5% | — | 100.0% | 2021 | 22.4% | 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 |
$19,912 | $15,983 | ~$27,014 | $21,735 | 2023 | $7,260 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,974,398 | ~$964,942 | ~2.4429% | ~$23,573 | +107.0% |
| 2027 | ~$4,086,212 | ~$1,061,436 | ~2.3743% | ~$25,202 | +328.3% |
| 2028 | ~$8,456,821 | ~$1,167,580 | ~2.3058% | ~$26,922 | +786.5% |
| 2029 | ~$17,502,231 | ~$1,284,338 | ~2.2372% | ~$28,733 | +1734.6% |
| 2030 | ~$36,222,604 | ~$1,412,772 | ~2.1687% | ~$30,638 | +3696.9% |
| 2026 | ~$1,955,318 | ~$964,942 | ~2.5114% | ~$24,234 | +105.0% |
| 2027 | ~$4,007,618 | ~$1,061,436 | ~2.5114% | ~$26,657 | +320.1% |
| 2028 | ~$8,214,010 | ~$1,167,580 | ~2.5114% | ~$29,323 | +761.0% |
| 2029 | ~$16,835,429 | ~$1,284,338 | ~2.5114% | ~$32,256 | +1664.7% |
| 2030 | ~$34,505,883 | ~$1,412,772 | ~2.5114% | ~$35,481 | +3517.0% |
| 2026 | ~$1,993,478 | ~$964,942 | ~2.4086% | ~$23,242 | +109.0% |
| 2027 | ~$4,165,569 | ~$1,061,436 | ~2.3058% | ~$24,474 | +336.6% |
| 2028 | ~$8,704,371 | ~$1,167,580 | ~2.2029% | ~$25,721 | +812.4% |
| 2029 | ~$18,188,647 | ~$1,284,338 | ~2.1001% | ~$26,972 | +1806.6% |
| 2030 | ~$38,006,982 | ~$1,412,772 | ~1.9973% | ~$28,217 | +3884.0% |
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.