BEL PAESE BEND TX 78641
| Owner | VILLEGAS ALEJANDRO & JULIE MARIE |
|---|---|
| Parcel ID | 0502550404 |
| Short ID | 932168 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 5,162 SF |
| Land SF | 15,916 SF |
| Acres | 0.365 |
| Year Built | 2021 |
| Legal | LOT 4 BLK I TRAVISSO PHS 4 SEC 1-3 |
| Neighborhood | T4500 |
| Land | $355,190 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $355,190 |
| Improvement | $823,511 |
|---|---|
| Total Improvement | $823,511 |
| Market | $1,178,701 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,178,701 |
| Value Limitation Adjustment (−) (homestead cap) | −$167,822 |
| Net Appraised (assessed) | $1,010,879 |
| Exemptions (−) (HS) | −$202,176 |
|---|---|
| Taxable Value | $808,703 |
Appreciation: Market value has risen +1960.7% from $57,200 (2021) to $1,178,701 (2025), a CAGR of 113.1% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→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 $20,310. Leander ISD is the largest single contributor, at 41.5% of the total 2025 levy.
Assessment Gap: Assessed value ($1,010,879) is $167,822 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 30% of market value ($355,190 land vs $823,511 improvements), about $22/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Forward Outlook: Holding the +113.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $51,750,337 by 2030, with an estimated annual tax burden around $35,307. 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.
11 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 5,162 SF | ✗ |
| 1ST | 1st Floor | 3,080 SF | ✓ |
| 2ND | 2nd Floor | 2,082 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 751 SF | ✗ |
| 612 | TERRACE UNCOVERD | 741 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 642 SF | ✓ |
| 012 | PORCH OPEN 2ND F | 476 SF | ✗ |
| 252 | BEDROOMS | 5 SF | ✓ |
| 251 | BATHROOM | 4 SF | ✓ |
| 522 | FIREPLACE | 3 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 1348% 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% | $9,465.58 | $9,465.58 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $4,176.03 | $4,176.03 | Paid |
| U7N Travis County MUD #19 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $4,144.60 | $4,144.60 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,039.47 | $3,039.47 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,034.80 | $1,034.80 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $954.46 | $954.46 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $22,814.94 | $22,814.94 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,037,403 | $1,178,701 | -12.0% |
| Assessed Value | $1,037,403 | $1,010,879 | +2.6% |
| Land Value | $258,320 | $355,190 | -27.3% |
| Improvement Value | $779,083 | $823,511 | -5.4% |
| Taxable Value | $829,922 | $808,703 | +2.6% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$20,843
Estimated
|
~$22,815
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,037,403 | $1,037,403 | +0 (+0.0%) |
| Taxable Value | $829,922 | $829,922 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,037,403 | $258,320 | $779,083 | — | $1,037,403 | $829,922 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,178,701 | $355,190 | $823,511 | −$167,822 | $1,010,879 | $808,703 | ~$22,815 | Partial |
| 2024 | $1,242,925 | — | — | −$926,675 | $316,250 | $— | $20,576 | Verified |
| 2023 | $828,125 | — | — | −$564,125 | $264,000 | $— | $18,368 | Verified |
| 2022 | $— | — | — | — | $264,000 | $— | $19,258 | Verified |
| 2021 | $57,200 | — | — | −$11,440 | $45,760 | $— | $1,320 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -12.0% | +2.6% | ~100% | Not available | Partial |
| 2025 | -5.6% | +10.0% | 85.8% | Not available | Partial |
| 2024 | +0.4% | +13.2% | 73.6% | 1.6500% | Verified |
| 2023 | +50.1% | +6.5% | 65.3% | 1.4800% | Verified |
| 2022 | +1347.8% ! | +1232.4% | 92.0% | 2.3300% | Verified |
| 2021 | base year | — | ~100% | 2.3100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1960.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -12.0% | +345.2% | +118.9% | +1347.8% | 2023 | -12.0% | 2026 |
| Assessment Ratio | 100.0% | 64.6% | — | 100.0% | 2026 | 25.4% | 2024 |
| Effective Tax Rate (2025) | 1.9400% | 1.9400% | — | 1.9400% | 2025 | 1.9400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$22,815 | $15,770 | ~$31,130 | $22,815 | 2025 | $1,320 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,511,340 | ~$1,111,967 | ~2.4429% | ~$27,164 | +113.1% |
| 2027 | ~$5,350,661 | ~$1,223,164 | ~2.3743% | ~$29,042 | +353.9% |
| 2028 | ~$11,400,119 | ~$1,345,480 | ~2.3058% | ~$31,024 | +867.2% |
| 2029 | ~$24,289,092 | ~$1,480,028 | ~2.2372% | ~$33,112 | +1960.7% |
| 2030 | ~$51,750,337 | ~$1,628,031 | ~2.1687% | ~$35,307 | +4290.5% |
| 2026 | ~$2,487,766 | ~$1,111,967 | ~2.5114% | ~$27,926 | +111.1% |
| 2027 | ~$5,250,679 | ~$1,223,164 | ~2.5114% | ~$30,719 | +345.5% |
| 2028 | ~$11,082,083 | ~$1,345,480 | ~2.5114% | ~$33,791 | +840.2% |
| 2029 | ~$23,389,844 | ~$1,480,028 | ~2.5114% | ~$37,170 | +1884.4% |
| 2030 | ~$49,366,602 | ~$1,628,031 | ~2.5114% | ~$40,887 | +4088.2% |
| 2026 | ~$2,534,914 | ~$1,111,967 | ~2.4086% | ~$26,783 | +115.1% |
| 2027 | ~$5,451,586 | ~$1,223,164 | ~2.3058% | ~$28,203 | +362.5% |
| 2028 | ~$11,724,181 | ~$1,345,480 | ~2.2029% | ~$29,640 | +894.7% |
| 2029 | ~$25,214,023 | ~$1,480,028 | ~2.1001% | ~$31,082 | +2039.1% |
| 2030 | ~$54,225,277 | ~$1,628,031 | ~1.9973% | ~$32,516 | +4500.4% |
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.