BEL PAESE BEND TX 78641
| Owner | RAMASWAMY RAVICHANDRAN & |
|---|---|
| Parcel ID | 0502550122 |
| Short ID | 932120 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 4,840 SF |
| Land SF | 13,030 SF |
| Acres | 0.299 |
| Year Built | 2020 |
| Legal | LOT 33 BLK J TRAVISSO PHS 4 SEC 1-3 |
| Neighborhood | T4500 |
| Land | $389,927 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $389,927 |
| Improvement | $760,835 |
|---|---|
| Total Improvement | $760,835 |
| Market | $1,150,762 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,150,762 |
| Value Limitation Adjustment (−) (homestead cap) | −$223,514 |
| Net Appraised (assessed) | $927,248 |
| Exemptions (−) (HS) | −$185,450 |
|---|---|
| Taxable Value | $741,798 |
Appreciation: Market value has risen +2113.0% from $52,000 (2021) to $1,150,762 (2025), a CAGR of 116.9% 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 $18,630. Leander ISD is the largest single contributor, at 41.1% of the total 2025 levy.
Assessment Gap: Assessed value ($927,248) is $223,514 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 34% of market value ($389,927 land vs $760,835 improvements), about $30/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 +116.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $55,234,856 by 2030, with an estimated annual tax burden around $32,386. 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 | 4,840 SF | ✗ |
| 1ST | 1st Floor | 3,190 SF | ✓ |
| 2ND | 2nd Floor | 1,650 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 866 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 863 SF | ✓ |
| 012 | PORCH OPEN 2ND F | 372 SF | ✗ |
| 251 | BATHROOM | 5 SF | ✓ |
| 252 | BEDROOMS | 5 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 198% 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% | $8,556.60 | $8,556.60 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $3,830.55 | $3,830.55 | Paid |
| U7N Travis County MUD #19 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $3,801.72 | $3,801.72 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,788.01 | $2,788.01 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $949.19 | $949.19 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $875.49 | $875.49 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $20,801.56 | $20,801.56 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,105,587 | $1,150,762 | -3.9% |
| Assessed Value | $1,019,973 | $927,248 | +10.0% |
| Land Value | $340,300 | $389,927 | -12.7% |
| Improvement Value | $765,287 | $760,835 | +0.6% |
| Taxable Value | $815,978 | $741,798 | +10.0% |
| Exemptions | HS | HS | |
| HS Cap Loss | -$85,614 | — | |
| Total Tax 2026 = estimate |
~$20,493
Estimated
|
~$20,802
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,105,587 | $1,105,587 | +0 (+0.0%) |
| Taxable Value | $815,978 | $815,978 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,105,587 | $340,300 | $765,287 | −$85,614 | $1,019,973 | $815,978 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,150,762 | $389,927 | $760,835 | −$223,514 | $927,248 | $741,798 | ~$20,802 | Partial |
| 2024 | $1,295,696 | — | — | — | — | $— | $18,783 | Verified |
| 2023 | $1,161,674 | — | — | −$738,174 | $423,500 | $— | $22,617 | Verified |
| 2022 | $390,264 | — | — | — | $423,500 ! | $— | $27,118 | Verified |
| 2021 | $52,000 | — | — | — | $52,000 | $— | $10,561 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -3.9% | +10.0% | 92.3% | Not available | Partial |
| 2025 | +46.9% | +18.3% | 80.6% | Not available | Partial |
| 2024 | -39.5% | -34.2% | ~100% | 2.4000% | Verified |
| 2023 | +11.5% | +12.7% | 91.8% | 1.7500% | Verified |
| 2022 | +197.7% ! | +170.5% | 90.9% | 2.3300% | Verified |
| 2021 | base year | — | ~100% | 20.3100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +194.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -3.9% | +168.9% | +118.7% | +650.5% | 2022 | -11.2% | 2025 |
| Assessment Ratio | 92.3% | 83.6% | — | 108.5% | 2022 | 36.5% | 2023 |
| Effective Tax Rate (2025) | 1.8100% | 1.8100% | — | 1.8100% | 2025 | 1.8100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$20,802 | $19,976 | ~$28,554 | $27,118 | 2022 | $10,561 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,495,922 | ~$1,019,973 | ~2.4429% | ~$24,917 | +116.9% |
| 2027 | ~$5,413,481 | ~$1,121,970 | ~2.3743% | ~$26,639 | +370.4% |
| 2028 | ~$11,741,461 | ~$1,234,167 | ~2.3058% | ~$28,457 | +920.3% |
| 2029 | ~$25,466,407 | ~$1,357,584 | ~2.2372% | ~$30,372 | +2113.0% |
| 2030 | ~$55,234,856 | ~$1,493,342 | ~2.1687% | ~$32,386 | +4699.9% |
| 2026 | ~$2,472,907 | ~$1,019,973 | ~2.5114% | ~$25,616 | +114.9% |
| 2027 | ~$5,314,104 | ~$1,121,970 | ~2.5114% | ~$28,178 | +361.8% |
| 2028 | ~$11,419,638 | ~$1,234,167 | ~2.5114% | ~$30,995 | +892.4% |
| 2029 | ~$24,540,003 | ~$1,357,584 | ~2.5114% | ~$34,095 | +2032.5% |
| 2030 | ~$52,734,750 | ~$1,493,342 | ~2.5114% | ~$37,505 | +4482.6% |
| 2026 | ~$2,518,938 | ~$1,019,973 | ~2.4086% | ~$24,567 | +118.9% |
| 2027 | ~$5,513,778 | ~$1,121,970 | ~2.3058% | ~$25,870 | +379.1% |
| 2028 | ~$12,069,274 | ~$1,234,167 | ~2.2029% | ~$27,188 | +948.8% |
| 2029 | ~$26,418,797 | ~$1,357,584 | ~2.1001% | ~$28,511 | +2195.8% |
| 2030 | ~$57,828,897 | ~$1,493,342 | ~1.9973% | ~$29,826 | +4925.3% |
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.