2345 BEL PAESE BEND TX 78641
| Owner | MUTHUKUMAR KUMAR & USHA |
|---|---|
| Parcel ID | 0502550123 |
| Short ID | 932121 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 4,830 SF |
| Land SF | 13,030 SF |
| Acres | 0.299 |
| Year Built | 2020 |
| Legal | LOT 34 BLK J TRAVISSO PHS 4 SEC 1-3 |
| Neighborhood | T4500 |
| Land | $389,927 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $389,927 |
| Improvement | $613,206 |
|---|---|
| Total Improvement | $613,206 |
| Market | $1,003,133 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,003,133 |
| Value Limitation Adjustment (−) (homestead cap) | −$93,144 |
| Net Appraised (assessed) | $909,989 |
| Exemptions (−) (HS) | −$181,998 |
|---|---|
| Taxable Value | $727,991 |
Appreciation: Market value has risen +1829.1% from $52,000 (2021) to $1,003,133 (2025), a CAGR of 109.6% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump.
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 $18,283. Leander ISD is the largest single contributor, at 40.4% of the total 2025 levy.
Assessment Gap: Assessed value ($909,989) is $93,144 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 39% of market value ($389,927 land vs $613,206 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 +109.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $40,555,754 by 2030, with an estimated annual tax burden around $31,783. 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.
10 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 | ✗ |
| 012 | PORCH OPEN 2ND F | 72 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 522 | FIREPLACE | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| 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% | $8,369.01 | $8,369.01 | Paid |
| U7N Travis County MUD #19 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $4,045.45 | $4,045.45 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $3,759.25 | $3,759.25 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,736.12 | $2,736.12 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $931.52 | $931.52 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $859.20 | $859.20 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $20,700.55 | $20,700.55 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $938,292 | $1,003,133 | -6.5% |
| Assessed Value | $870,232 | $909,989 | -4.4% |
| Land Value | $340,300 | $389,927 | -12.7% |
| Improvement Value | $597,992 | $613,206 | -2.5% |
| Taxable Value | $696,186 | $727,991 | -4.4% |
| Exemptions | HS | HS | |
| HS Cap Loss | -$68,060 | — | |
| Total Tax 2026 = estimate |
~$17,484
Estimated
|
~$20,701
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,091,418 | $938,292 | -153,126 (-14.0%) |
| Taxable Value | $814,146 | $696,186 | -117,960 (-14.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $938,292 | $340,300 | $597,992 | −$68,060 | $870,232 | $696,186 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,003,133 | $389,927 | $613,206 | −$93,144 | $909,989 | $727,991 | ~$20,701 | Partial |
| 2024 | $1,146,919 | — | — | −$844,419 | $302,500 | $— | $18,573 | Verified |
| 2023 | $977,741 | — | — | −$554,241 | $423,500 | $— | $22,115 | Verified |
| 2022 | $582,939 | — | — | −$159,439 | $423,500 | $— | $21,957 | Verified |
| 2021 | $52,000 | — | — | — | $52,000 | $— | $15,928 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +8.8% | +10.0% | 99.4% | Not available | Partial |
| 2025 | +11.8% | +20.1% | 98.4% | Not available | Partial |
| 2024 | -21.8% | -15.9% | 91.6% | 2.0700% | Verified |
| 2023 | +17.3% | +12.0% | 85.1% | 1.9300% | Verified |
| 2022 | +67.7% | +49.6% | 89.2% | 2.2500% | Verified |
| 2021 | base year | — | ~100% | 30.6300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +72.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -6.5% | +217.4% | +112.5% | +1021.0% | 2022 | -12.5% | 2025 |
| Assessment Ratio | 92.7% | 71.0% | — | 100.0% | 2021 | 26.4% | 2024 |
| Effective Tax Rate (2025) | 2.0600% | 2.0600% | — | 2.0600% | 2025 | 2.0600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$20,701 | $19,855 | ~$28,023 | $22,115 | 2023 | $15,928 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,102,313 | ~$1,000,988 | ~2.4429% | ~$24,453 | +109.6% |
| 2027 | ~$4,405,915 | ~$1,101,087 | ~2.3743% | ~$26,144 | +339.2% |
| 2028 | ~$9,233,682 | ~$1,211,195 | ~2.3058% | ~$27,927 | +820.5% |
| 2029 | ~$19,351,458 | ~$1,332,315 | ~2.2372% | ~$29,807 | +1829.1% |
| 2030 | ~$40,555,754 | ~$1,465,546 | ~2.1687% | ~$31,783 | +3942.9% |
| 2026 | ~$2,082,250 | ~$1,000,988 | ~2.5114% | ~$25,139 | +107.6% |
| 2027 | ~$4,322,224 | ~$1,101,087 | ~2.5114% | ~$27,653 | +330.9% |
| 2028 | ~$8,971,842 | ~$1,211,195 | ~2.5114% | ~$30,419 | +794.4% |
| 2029 | ~$18,623,271 | ~$1,332,315 | ~2.5114% | ~$33,460 | +1756.5% |
| 2030 | ~$38,657,193 | ~$1,465,546 | ~2.5114% | ~$36,806 | +3753.6% |
| 2026 | ~$2,122,375 | ~$1,000,988 | ~2.4086% | ~$24,110 | +111.6% |
| 2027 | ~$4,490,409 | ~$1,101,087 | ~2.3058% | ~$25,389 | +347.6% |
| 2028 | ~$9,500,567 | ~$1,211,195 | ~2.2029% | ~$26,682 | +847.1% |
| 2029 | ~$20,100,794 | ~$1,332,315 | ~2.1001% | ~$27,980 | +1903.8% |
| 2030 | ~$42,528,189 | ~$1,465,546 | ~1.9973% | ~$29,271 | +4139.5% |
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.