BEL PAESE BEND TX 78641
| Owner | LUTTRELL THOMAS & AMY |
|---|---|
| Parcel ID | 0502550129 |
| Short ID | 932127 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 5,416 SF |
| Land SF | 13,500 SF |
| Acres | 0.310 |
| Year Built | 2020 |
| Legal | LOT 40 BLK J TRAVISSO PHS 4 SEC 1-3 |
| Neighborhood | T4500 |
| Land | $395,313 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $395,313 |
| Improvement | $724,687 |
|---|---|
| Total Improvement | $724,687 |
| Market | $1,120,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,120,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,120,000 |
| Taxable Value | $1,120,000 |
|---|
Appreciation: Market value has risen +2053.8% from $52,000 (2021) to $1,120,000 (2025), a CAGR of 115.4% 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 $28,128. 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 35% of market value ($395,313 land vs $724,687 improvements), about $29/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 +115.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $51,968,044 by 2030, with an estimated annual tax burden around $39,118. 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.
12 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 5,416 SF | ✗ |
| 1ST | 1st Floor | 3,086 SF | ✓ |
| 2ND | 2nd Floor | 2,330 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 750 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 273 SF | ✗ |
| 612 | TERRACE UNCOVERD | 190 SF | ✗ |
| 252 | BEDROOMS | 5 SF | ✓ |
| 251 | BATHROOM | 4 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
| 604 | POOL RES CONC | 1 SF | ✗ |
| 447 | SPA CONCRETE | 1 SF | ✗ |
Market value changed by 169% 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% | $12,173.28 | $12,173.28 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $4,673.56 | $4,673.56 | Paid |
| U7N Travis County MUD #19 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $4,592.00 | $4,592.00 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,209.46 | $4,209.46 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,321.86 | $1,321.86 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,158.08 | $1,158.08 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $28,128.24 | $28,128.24 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,206,069 | $1,120,000 | +7.7% |
| Assessed Value | $1,206,069 | $1,120,000 | +7.7% |
| Land Value | $345,000 | $395,313 | -12.7% |
| Improvement Value | $861,069 | $724,687 | +18.8% |
| Taxable Value | $1,206,069 | $1,120,000 | +7.7% |
| Total Tax 2026 = estimate |
~$30,290
Estimated
|
~$28,128
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,206,069 | $1,206,069 | +0 (+0.0%) |
| Taxable Value | $1,206,069 | $1,206,069 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,206,069 | $345,000 | $861,069 | — | $1,206,069 | $1,206,069 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,120,000 | $395,313 | $724,687 | — | $1,120,000 | $1,120,000 | ~$28,128 | Partial |
| 2024 | $1,296,681 | — | — | −$918,556 | $378,125 | $— | $33,040 | Verified |
| 2023 | $1,175,757 | — | — | −$752,257 | $423,500 | $— | $29,294 | Verified |
| 2022 | $436,854 | — | — | −$13,354 | $423,500 | $— | $28,423 | Verified |
| 2021 | $52,000 | — | — | — | $52,000 | $— | $11,859 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +7.7% | +7.7% | ~100% | Not available | Partial |
| 2025 | -16.9% | -16.9% | ~100% | Not available | Partial |
| 2024 | +3.9% | +13.1% | ~100% | 2.4500% | Verified |
| 2023 | +10.3% | +11.3% | 91.8% | 2.2600% | Verified |
| 2022 | +169.1% ! | +144.9% | 91.0% | 2.4200% | Verified |
| 2021 | base year | — | ~100% | 22.8000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +156.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +7.7% | +182.7% | +112.4% | +740.1% | 2022 | -13.6% | 2025 |
| Assessment Ratio | 100.0% | 77.0% | — | 100.0% | 2021 | 29.2% | 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 |
$28,128 | $26,149 | ~$34,490 | $33,040 | 2024 | $11,859 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,412,802 | ~$1,232,000 | ~2.4429% | ~$30,096 | +115.4% |
| 2027 | ~$5,197,869 | ~$1,355,200 | ~2.3743% | ~$32,177 | +364.1% |
| 2028 | ~$11,197,705 | ~$1,490,720 | ~2.3058% | ~$34,373 | +899.8% |
| 2029 | ~$24,123,077 | ~$1,639,792 | ~2.2372% | ~$36,686 | +2053.8% |
| 2030 | ~$51,968,044 | ~$1,803,771 | ~2.1687% | ~$39,118 | +4540.0% |
| 2026 | ~$2,390,402 | ~$1,232,000 | ~2.5114% | ~$30,941 | +113.4% |
| 2027 | ~$5,101,805 | ~$1,355,200 | ~2.5114% | ~$34,035 | +355.5% |
| 2028 | ~$10,888,719 | ~$1,490,720 | ~2.5114% | ~$37,439 | +872.2% |
| 2029 | ~$23,239,658 | ~$1,639,792 | ~2.5114% | ~$41,183 | +1975.0% |
| 2030 | ~$49,600,113 | ~$1,803,771 | ~2.5114% | ~$45,301 | +4328.6% |
| 2026 | ~$2,435,202 | ~$1,232,000 | ~2.4086% | ~$29,674 | +117.4% |
| 2027 | ~$5,294,829 | ~$1,355,200 | ~2.3058% | ~$31,248 | +372.8% |
| 2028 | ~$11,512,482 | ~$1,490,720 | ~2.2029% | ~$32,840 | +927.9% |
| 2029 | ~$25,031,446 | ~$1,639,792 | ~2.1001% | ~$34,437 | +2135.0% |
| 2030 | ~$54,425,560 | ~$1,803,771 | ~1.9973% | ~$36,026 | +4759.4% |
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.