BEL PAESE BEND TX 78641
| Owner | JM & ML FAMILY REVOCABLE TRUST |
|---|---|
| Parcel ID | 0502550406 |
| Short ID | 932170 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 4,289 SF |
| Land SF | 16,895 SF |
| Acres | 0.388 |
| Year Built | 2021 |
| Legal | LOT 6 BLK I TRAVISSO PHS 4 SEC 1-3 |
| Neighborhood | T4500 |
| Land | $369,806 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $369,806 |
| Improvement | $674,347 |
|---|---|
| Total Improvement | $674,347 |
| Market | $1,044,153 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,044,153 |
| Value Limitation Adjustment (−) (homestead cap) | −$571,726 |
| Net Appraised (assessed) | $472,427 |
| Exemptions (−) (DV,HS) | −$101,985 |
|---|---|
| Taxable Value | $370,442 |
Appreciation: Market value has risen +1725.4% from $57,200 (2021) to $1,044,153 (2025), a CAGR of 106.7% 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 $9,303. Leander ISD is the largest single contributor, at 36.0% of the total 2025 levy.
Assessment Gap: Assessed value ($472,427) is $571,726 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 35% of market value ($369,806 land vs $674,347 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 +106.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $39,398,009 by 2030, with an estimated annual tax burden around $16,500. 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 | 4,289 SF | ✗ |
| 1ST | 1st Floor | 2,673 SF | ✓ |
| 2ND | 2nd Floor | 1,616 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 854 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 414 SF | ✗ |
| 252 | BEDROOMS | 6 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 1145% 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% | $3,531.63 | $3,531.63 | Paid |
| U7N Travis County MUD #19 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $2,053.86 | $2,053.86 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $1,919.19 | $1,919.19 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,392.29 | $1,392.29 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $475.56 | $475.56 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $437.21 | $437.21 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $9,809.74 | $9,809.74 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $947,818 | $1,044,153 | -9.2% |
| Assessed Value | $527,546 | $472,427 | +11.7% |
| Land Value | $268,950 | $369,806 | -27.3% |
| Improvement Value | $678,868 | $674,347 | +0.7% |
| Taxable Value | $414,537 | $370,442 | +11.9% |
| Exemptions | DV,HS | DV,HS | |
| HS Cap Loss | -$420,272 | — | |
| Total Tax 2026 = estimate |
~$10,411
Estimated
|
~$9,810
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $947,818 | $947,818 | +0 (+0.0%) |
| Taxable Value | $414,537 | $414,537 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $947,818 | $268,950 | $678,868 | −$420,272 | $527,546 | $414,537 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,044,153 | $369,806 | $674,347 | −$571,726 | $472,427 | $370,442 | ~$9,810 | Partial |
| 2024 | $1,069,846 | — | — | −$805,846 | $264,000 | $— | $9,069 | Verified |
| 2023 | $712,000 | — | — | −$448,000 | $264,000 | $— | $11,269 | Verified |
| 2022 | $— | — | — | — | $264,000 | $— | $12,918 | Verified |
| 2021 | $57,200 | — | — | −$11,440 | $45,760 | $— | $1,320 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -9.2% | +10.0% | 59.0% | Not available | Partial |
| 2025 | -3.7% | +17.1% | 48.7% | Not available | Partial |
| 2024 | +1.3% | -36.6% | 40.0% | 0.8400% | Verified |
| 2023 | +50.3% | +5.9% | 64.0% | 1.0500% | Verified |
| 2022 | +1144.8% ! | +1029.4% | 90.7% | 1.8100% | Verified |
| 2021 | base year | — | ~100% | 2.3100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1725.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -9.2% | +295.9% | +110.9% | +1144.8% | 2023 | -9.2% | 2026 |
| Assessment Ratio | 55.7% | 48.5% | — | 80.0% | 2021 | 24.7% | 2024 |
| Effective Tax Rate (2025) | 0.9400% | 0.9400% | — | 0.9400% | 2025 | 0.9400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$9,810 | $7,867 | ~$14,548 | $11,269 | 2023 | $1,320 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,158,272 | ~$519,670 | ~2.4429% | ~$12,695 | +106.7% |
| 2027 | ~$4,461,164 | ~$571,637 | ~2.3743% | ~$13,573 | +327.3% |
| 2028 | ~$9,221,259 | ~$628,800 | ~2.3058% | ~$14,499 | +783.1% |
| 2029 | ~$19,060,411 | ~$691,680 | ~2.2372% | ~$15,474 | +1725.4% |
| 2030 | ~$39,398,009 | ~$760,848 | ~2.1687% | ~$16,500 | +3673.2% |
| 2026 | ~$2,137,389 | ~$519,670 | ~2.5114% | ~$13,051 | +104.7% |
| 2027 | ~$4,375,251 | ~$571,637 | ~2.5114% | ~$14,356 | +319.0% |
| 2028 | ~$8,956,171 | ~$628,800 | ~2.5114% | ~$15,792 | +757.7% |
| 2029 | ~$18,333,348 | ~$691,680 | ~2.5114% | ~$17,371 | +1655.8% |
| 2030 | ~$37,528,498 | ~$760,848 | ~2.5114% | ~$19,108 | +3494.2% |
| 2026 | ~$2,179,155 | ~$519,670 | ~2.4086% | ~$12,517 | +108.7% |
| 2027 | ~$4,547,913 | ~$571,637 | ~2.3058% | ~$13,181 | +335.6% |
| 2028 | ~$9,491,527 | ~$628,800 | ~2.2029% | ~$13,852 | +809.0% |
| 2029 | ~$19,808,887 | ~$691,680 | ~2.1001% | ~$14,526 | +1797.1% |
| 2030 | ~$41,341,294 | ~$760,848 | ~1.9973% | ~$15,196 | +3859.3% |
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.