BEL PAESE BEND TX 78641
| Owner | RAJAN ASHWATH & |
|---|---|
| Parcel ID | 0502550412 |
| Short ID | 932176 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 3,414 SF |
| Land SF | 13,901 SF |
| Acres | 0.319 |
| Year Built | 2021 |
| Legal | LOT 12 BLK I TRAVISSO PHS 4 SEC 1-3 |
| Neighborhood | T4500 |
| Land | $319,926 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $319,926 |
| Improvement | $484,273 |
|---|---|
| Total Improvement | $484,273 |
| Market | $804,199 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $804,199 |
| Value Limitation Adjustment (−) (homestead cap) | −$63,985 |
| Net Appraised (assessed) | $740,214 |
| Exemptions (−) (HS) | −$148,043 |
|---|---|
| Taxable Value | $592,171 |
Appreciation: Market value has risen +1446.5% from $52,000 (2021) to $804,199 (2025), a CAGR of 98.3% 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 $14,872. Leander ISD is the largest single contributor, at 39.4% of the total 2025 levy.
Assessment Gap: Assessed value ($740,214) is $63,985 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 40% of market value ($319,926 land vs $484,273 improvements), about $23/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 +98.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $24,664,014 by 2030, with an estimated annual tax burden around $25,853. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 3,414 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 3,414 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 792 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 436 SF | ✗ |
| 612 | TERRACE UNCOVERD | 276 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 978% 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% | $6,523.73 | $6,523.73 | Paid |
| U7N Travis County MUD #19 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $3,297.22 | $3,297.22 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $3,057.89 | $3,057.89 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,225.65 | $2,225.65 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $757.73 | $757.73 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $698.90 | $698.90 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $16,561.12 | $16,561.12 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $711,925 | $804,199 | -11.5% |
| Assessed Value | $665,390 | $740,214 | -10.1% |
| Land Value | $232,673 | $319,926 | -27.3% |
| Improvement Value | $479,252 | $484,273 | -1.0% |
| Taxable Value | $532,312 | $592,171 | -10.1% |
| Exemptions | HS | HS | |
| HS Cap Loss | -$46,535 | — | |
| Total Tax 2026 = estimate |
~$13,369
Estimated
|
~$16,561
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $828,109 | $711,925 | -116,184 (-14.0%) |
| Taxable Value | $625,259 | $532,312 | -92,947 (-14.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $711,925 | $232,673 | $479,252 | −$46,535 | $665,390 | $532,312 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $804,199 | $319,926 | $484,273 | −$63,985 | $740,214 | $592,171 | ~$16,561 | Partial |
| 2024 | $860,467 | — | — | −$618,467 | $242,000 | $— | $18,142 | Verified |
| 2023 | $560,701 | — | — | −$318,701 | $242,000 | $— | $17,839 | Verified |
| 2022 | $— | — | — | — | $193,600 | $— | $13,227 | Verified |
| 2021 | $52,000 | — | — | −$10,400 | $41,600 | $— | $1,200 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.0% | +3.0% | ~100% | Not available | Partial |
| 2025 | -7.1% | -0.2% | ~100% | Not available | Partial |
| 2024 | +0.7% | +0.7% | 93.0% | 2.0900% | Verified |
| 2023 | +53.5% | +56.2% | 93.0% | 2.0700% | Verified |
| 2022 | +978.3% ! | +885.2% | 91.4% | 2.3600% | Verified |
| 2021 | base year | — | ~100% | 2.3100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1446.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -11.5% | +253.4% | +103.4% | +978.3% | 2023 | -11.5% | 2026 |
| Assessment Ratio | 93.5% | 67.4% | — | 93.5% | 2026 | 28.1% | 2024 |
| Effective Tax Rate (2025) | 2.0600% | 2.0600% | — | 2.0600% | 2025 | 2.0600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$16,561 | $13,436 | ~$22,795 | $18,142 | 2024 | $1,200 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,594,790 | ~$814,235 | ~2.4429% | ~$19,891 | +98.3% |
| 2027 | ~$3,162,595 | ~$895,659 | ~2.3743% | ~$21,266 | +293.3% |
| 2028 | ~$6,271,677 | ~$985,225 | ~2.3058% | ~$22,717 | +679.9% |
| 2029 | ~$12,437,231 | ~$1,083,747 | ~2.2372% | ~$24,246 | +1446.5% |
| 2030 | ~$24,664,014 | ~$1,192,122 | ~2.1687% | ~$25,853 | +2966.9% |
| 2026 | ~$1,578,706 | ~$814,235 | ~2.5114% | ~$20,449 | +96.3% |
| 2027 | ~$3,099,125 | ~$895,659 | ~2.5114% | ~$22,494 | +285.4% |
| 2028 | ~$6,083,828 | ~$985,225 | ~2.5114% | ~$24,743 | +656.5% |
| 2029 | ~$11,943,037 | ~$1,083,747 | ~2.5114% | ~$27,218 | +1385.1% |
| 2030 | ~$23,445,126 | ~$1,192,122 | ~2.5114% | ~$29,940 | +2815.3% |
| 2026 | ~$1,610,874 | ~$814,235 | ~2.4086% | ~$19,612 | +100.3% |
| 2027 | ~$3,226,709 | ~$895,659 | ~2.3058% | ~$20,652 | +301.2% |
| 2028 | ~$6,463,353 | ~$985,225 | ~2.2029% | ~$21,704 | +703.7% |
| 2029 | ~$12,946,607 | ~$1,083,747 | ~2.1001% | ~$22,760 | +1509.9% |
| 2030 | ~$25,933,078 | ~$1,192,122 | ~1.9973% | ~$23,810 | +3124.7% |
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.