2428 BEL PAESE BEND TX 78641
| Owner | MENSAH DANIELLE N & |
|---|---|
| Parcel ID | 0502550302 |
| Short ID | 932133 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 4,831 SF |
| Land SF | 15,390 SF |
| Acres | 0.353 |
| Year Built | 2020 |
| Legal | LOT 6 BLK G TRAVISSO PHS 4 SEC 1-3 |
| Neighborhood | T4500 |
| Land | $340,725 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $340,725 |
| Improvement | $553,031 |
|---|---|
| Total Improvement | $553,031 |
| Market | $893,756 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $893,756 |
| Value Limitation Adjustment (−) (homestead cap) | −$68,145 |
| Net Appraised (assessed) | $825,611 |
| Exemptions (−) (HS) | −$165,122 |
|---|---|
| Taxable Value | $660,489 |
Appreciation: Market value has risen +1462.5% from $57,200 (2021) to $893,756 (2025), a CAGR of 98.8% 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 $16,588. Leander ISD is the largest single contributor, at 40.0% of the total 2025 levy.
Assessment Gap: Assessed value ($825,611) is $68,145 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 38% of market value ($340,725 land vs $553,031 improvements), about $22/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 +98.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $27,764,998 by 2030, with an estimated annual tax burden around $28,836. 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 | 3,197 SF | ✓ |
| 2ND | 2nd Floor | 1,634 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 757 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 615 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 522 | FIREPLACE | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 1196% 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% | $7,451.91 | $7,451.91 | Paid |
| U7N Travis County MUD #19 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $3,664.40 | $3,664.40 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $3,410.68 | $3,410.68 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,482.41 | $2,482.41 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $845.15 | $845.15 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $779.53 | $779.53 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $18,634.08 | $18,634.08 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $996,484 | $893,756 | +11.5% |
| Assessed Value | $934,236 | $825,611 | +13.2% |
| Land Value | $247,800 | $340,725 | -27.3% |
| Improvement Value | $748,684 | $553,031 | +35.4% |
| Taxable Value | $747,389 | $660,489 | +13.2% |
| Exemptions | HS | HS | |
| HS Cap Loss | -$62,248 | — | |
| Total Tax 2026 = estimate |
~$18,770
Estimated
|
~$18,634
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $996,484 | $996,484 | +0 (+0.0%) |
| Taxable Value | $747,389 | $747,389 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $996,484 | $247,800 | $748,684 | −$62,248 | $934,236 | $747,389 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $893,756 | $340,725 | $553,031 | −$68,145 | $825,611 | $660,489 | ~$18,634 | Partial |
| 2024 | $1,069,239 | — | — | −$816,239 | $253,000 | $— | $19,655 | Verified |
| 2023 | $880,593 | — | — | −$616,593 | $264,000 | $— | $20,383 | Verified |
| 2022 | $67,922 | — | — | — | $264,000 ! | $— | $20,351 | Verified |
| 2021 | $57,200 | — | — | −$11,439 | $45,761 | $— | $1,619 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +11.5% | +10.0% | 98.7% | Not available | Partial |
| 2025 | -4.2% | +2.8% | ~100% | Not available | Partial |
| 2024 | -12.8% | -4.4% | 93.2% | 2.1100% | Verified |
| 2023 | +21.4% | +11.6% | 85.0% | 1.9100% | Verified |
| 2022 | +1196.5% ! | +1099.3% | 92.5% | 2.3100% | Verified |
| 2021 | base year | — | ~100% | 2.8300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1215.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +11.5% | +246.3% | +94.7% | +1196.5% | 2023 | -16.4% | 2025 |
| Assessment Ratio | 93.8% | 118.1% | — | 388.7% | 2022 | 23.7% | 2024 |
| Effective Tax Rate (2025) | 2.0800% | 2.0800% | — | 2.0800% | 2025 | 2.0800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$18,634 | $16,128 | ~$25,424 | $20,383 | 2023 | $1,619 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,776,948 | ~$908,172 | ~2.4429% | ~$22,186 | +98.8% |
| 2027 | ~$3,532,893 | ~$998,989 | ~2.3743% | ~$23,719 | +295.3% |
| 2028 | ~$7,024,027 | ~$1,098,888 | ~2.3058% | ~$25,338 | +685.9% |
| 2029 | ~$13,965,031 | ~$1,208,777 | ~2.2372% | ~$27,043 | +1462.5% |
| 2030 | ~$27,764,998 | ~$1,329,655 | ~2.1687% | ~$28,836 | +3006.6% |
| 2026 | ~$1,759,073 | ~$908,172 | ~2.5114% | ~$22,808 | +96.8% |
| 2027 | ~$3,462,172 | ~$998,989 | ~2.5114% | ~$25,089 | +287.4% |
| 2028 | ~$6,814,179 | ~$1,098,888 | ~2.5114% | ~$27,598 | +662.4% |
| 2029 | ~$13,411,531 | ~$1,208,777 | ~2.5114% | ~$30,358 | +1400.6% |
| 2030 | ~$26,396,310 | ~$1,329,655 | ~2.5114% | ~$33,394 | +2853.4% |
| 2026 | ~$1,794,823 | ~$908,172 | ~2.4086% | ~$21,874 | +100.8% |
| 2027 | ~$3,604,328 | ~$998,989 | ~2.3058% | ~$23,034 | +303.3% |
| 2028 | ~$7,238,140 | ~$1,098,888 | ~2.2029% | ~$24,208 | +709.9% |
| 2029 | ~$14,535,489 | ~$1,208,777 | ~2.1001% | ~$25,386 | +1526.3% |
| 2030 | ~$29,189,881 | ~$1,329,655 | ~1.9973% | ~$26,557 | +3166.0% |
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.