BEL PAESE BEND TX 78641
| Owner | RAMOS LUCAS & ABBY MARIE STOFFEL |
|---|---|
| Parcel ID | 0502550405 |
| Short ID | 932169 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 5,535 SF |
| Land SF | 14,936 SF |
| Acres | 0.343 |
| Year Built | 2021 |
| Legal | LOT 5 BLK I TRAVISSO PHS 4 SEC 1-3 |
| Neighborhood | T4500 |
| Land | $329,413 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $329,413 |
| Improvement | $816,397 |
|---|---|
| Total Improvement | $816,397 |
| Market | $1,145,810 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,145,810 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,145,810 |
| Taxable Value | $1,145,810 |
|---|
Appreciation: Market value has risen +2103.5% from $52,000 (2021) to $1,145,810 (2025), a CAGR of 116.7% 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 $28,776. 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 29% of market value ($329,413 land vs $816,397 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 +116.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $54,701,494 by 2030, with an estimated annual tax burden around $40,019. 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 | 5,535 SF | ✗ |
| 1ST | 1st Floor | 3,809 SF | ✓ |
| 2ND | 2nd Floor | 1,726 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 721 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 367 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 1660% 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% | $12,453.81 | $12,453.81 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $4,781.26 | $4,781.26 | Paid |
| U7N Travis County MUD #19 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $4,697.82 | $4,697.82 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,306.47 | $4,306.47 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,352.32 | $1,352.32 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,184.77 | $1,184.77 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $28,776.45 | $28,776.45 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,061,967 | $1,145,810 | -7.3% |
| Assessed Value | $1,061,967 | $1,145,810 | -7.3% |
| Land Value | $239,573 | $329,413 | -27.3% |
| Improvement Value | $822,394 | $816,397 | +0.7% |
| Taxable Value | $1,061,967 | $1,145,810 | -7.3% |
| Total Tax 2026 = estimate |
~$26,671
Estimated
|
~$28,776
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,061,967 | $1,061,967 | +0 (+0.0%) |
| Taxable Value | $1,061,967 | $1,061,967 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,061,967 | $239,573 | $822,394 | — | $1,061,967 | $1,061,967 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,145,810 | $329,413 | $816,397 | — | $1,145,810 | $1,145,810 | ~$28,776 | Partial |
| 2024 | $1,133,244 | — | — | −$830,744 | $302,500 | $— | $29,807 | Verified |
| 2023 | $914,997 | — | — | −$672,997 | $242,000 | $— | $26,252 | Verified |
| 2022 | $— | — | — | — | $242,000 | $— | $22,606 | Verified |
| 2021 | $52,000 | — | — | −$10,400 | $41,600 | $— | $1,200 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -7.3% | -7.3% | ~100% | Not available | Partial |
| 2025 | -5.7% | -5.7% | ~100% | Not available | Partial |
| 2024 | +7.2% | +13.3% | ~100% | 2.4500% | Verified |
| 2023 | +23.9% | +25.5% | 94.7% | 2.3200% | Verified |
| 2022 | +1659.6% ! | +1543.3% | 93.4% | 2.4700% | Verified |
| 2021 | base year | — | ~100% | 2.3100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +2103.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -7.3% | +419.3% | +120.1% | +1659.6% | 2023 | -7.3% | 2026 |
| Assessment Ratio | 100.0% | 66.6% | — | 100.0% | 2025 | 26.4% | 2023 |
| 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 |
$28,776 | $21,509 | ~$35,285 | $29,807 | 2024 | $1,200 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,482,504 | ~$1,260,391 | ~2.4429% | ~$30,790 | +116.7% |
| 2027 | ~$5,378,575 | ~$1,386,430 | ~2.3743% | ~$32,919 | +369.4% |
| 2028 | ~$11,653,183 | ~$1,525,073 | ~2.3058% | ~$35,165 | +917.0% |
| 2029 | ~$25,247,703 | ~$1,677,580 | ~2.2372% | ~$37,531 | +2103.5% |
| 2030 | ~$54,701,494 | ~$1,845,338 | ~2.1687% | ~$40,019 | +4674.0% |
| 2026 | ~$2,459,588 | ~$1,260,391 | ~2.5114% | ~$31,654 | +114.7% |
| 2027 | ~$5,279,733 | ~$1,386,430 | ~2.5114% | ~$34,819 | +360.8% |
| 2028 | ~$11,333,438 | ~$1,525,073 | ~2.5114% | ~$38,301 | +889.1% |
| 2029 | ~$24,328,278 | ~$1,677,580 | ~2.5114% | ~$42,132 | +2023.2% |
| 2030 | ~$52,222,908 | ~$1,845,338 | ~2.5114% | ~$46,345 | +4457.7% |
| 2026 | ~$2,505,420 | ~$1,260,391 | ~2.4086% | ~$30,358 | +118.7% |
| 2027 | ~$5,478,334 | ~$1,386,430 | ~2.3058% | ~$31,968 | +378.1% |
| 2028 | ~$11,978,885 | ~$1,525,073 | ~2.2029% | ~$33,596 | +945.5% |
| 2029 | ~$26,192,946 | ~$1,677,580 | ~2.1001% | ~$35,231 | +2186.0% |
| 2030 | ~$57,273,309 | ~$1,845,338 | ~1.9973% | ~$36,856 | +4898.5% |
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.