BEL PAESE BEND TX 78641
| Owner | QAZI BILQUIS ABDUL & ASMITABAHEN KARIMBHAI DHUKA |
|---|---|
| Parcel ID | 0504550421 |
| Short ID | 932218 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 4,270 SF |
| Land SF | 10,875 SF |
| Acres | 0.250 |
| Year Built | 2020 |
| Legal | LOT 1 BLK J TRAVISSO PHS 4 SEC 1-3 |
| Neighborhood | T4500 |
| Land | $374,528 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $374,528 |
| Improvement | $495,597 |
|---|---|
| Total Improvement | $495,597 |
| Market | $870,125 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $870,125 |
| Value Limitation Adjustment (−) (homestead cap) | −$410,048 |
| Net Appraised (assessed) | $460,077 |
| Exemptions (−) (HS) | −$92,015 |
|---|---|
| Taxable Value | $368,062 |
Appreciation: Market value has risen +1573.3% from $52,000 (2021) to $870,125 (2025), a CAGR of 102.3% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump.
Tax Burden: The combined rate across 6 taxing entities is 2.4764% in 2025 (+0.0536% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $9,115. Leander ISD is the largest single contributor, at 37.0% of the total 2025 levy.
Assessment Gap: Assessed value ($460,077) is $410,048 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 43% of market value ($374,528 land vs $495,597 improvements), about $34/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 +102.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $29,447,913 by 2030, with an estimated annual tax burden around $15,763. 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.
10 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 4,270 SF | ✗ |
| 1ST | 1st Floor | 2,591 SF | ✓ |
| 2ND | 2nd Floor | 1,679 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 580 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 348 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 190 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 114% 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% | $3,478.92 | $3,478.92 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $1,898.95 | $1,898.95 | Paid |
| U6M Travis County MUD # 21 | 0.3650% | 0.3650% | 0.3650% | 0.3650% | 0.3750% | +0.0100% | $1,725.29 | $1,725.29 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,383.34 | $1,383.34 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $470.55 | $470.55 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $434.40 | $434.40 | Paid |
| Combined Rate | 2.7557% | 2.5875% | 2.3949% | 2.4229% | 2.4764% | +0.0536% | $9,391.45 | $9,391.45 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $941,703 | $870,125 | +8.2% |
| Assessed Value | $506,085 | $460,077 | +10.0% |
| Land Value | $272,384 | $374,528 | -27.3% |
| Improvement Value | $669,319 | $495,597 | +35.1% |
| Taxable Value | $404,868 | $368,062 | +10.0% |
| Exemptions | HS | HS | |
| HS Cap Loss | -$435,618 | — | |
| Total Tax 2026 = estimate |
~$10,026
Estimated
|
~$9,391
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $941,703 | $941,703 | +0 (+0.0%) |
| Taxable Value | $404,868 | $404,868 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $941,703 | $272,384 | $669,319 | −$435,618 | $506,085 | $404,868 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $870,125 | $374,528 | $495,597 | −$410,048 | $460,077 | $368,062 | ~$9,391 | Partial |
| 2024 | $828,949 | — | — | −$485,199 | $343,750 | $— | $8,643 | Verified |
| 2023 | $620,663 | — | — | −$345,663 | $275,000 | $— | $7,663 | Verified |
| 2022 | $191,475 | — | — | — | $275,000 ! | $— | $17,687 | Verified |
| 2021 | $52,000 | — | — | — | $52,000 | $— | $4,366 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +8.2% | +10.0% | 53.7% | Not available | Partial |
| 2025 | -2.9% | +10.0% | 52.9% | Not available | Partial |
| 2024 | +8.1% | +10.0% | 46.7% | 0.9600% | Verified |
| 2023 | +33.6% | -38.7% | 45.9% | 0.9200% | Verified |
| 2022 | +113.6% ! | +113.6% | ~100% | 2.8500% | Verified |
| 2021 | base year | — | ~100% | 8.4000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +199.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +8.2% | +107.8% | +99.2% | +268.2% | 2022 | +5.0% | 2025 |
| Assessment Ratio | 53.7% | 72.7% | — | 143.6% | 2022 | 41.5% | 2024 |
| Effective Tax Rate (2025) | 1.0800% | 1.0800% | — | 1.0800% | 2025 | 1.0800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$9,391 | $9,550 | ~$13,927 | $17,687 | 2022 | $4,366 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,759,852 | ~$506,085 | ~2.4066% | ~$12,180 | +102.3% |
| 2027 | ~$3,559,351 | ~$556,693 | ~2.3368% | ~$13,009 | +309.1% |
| 2028 | ~$7,198,887 | ~$612,362 | ~2.2670% | ~$13,882 | +727.3% |
| 2029 | ~$14,559,952 | ~$673,599 | ~2.1972% | ~$14,800 | +1573.3% |
| 2030 | ~$29,447,913 | ~$740,959 | ~2.1274% | ~$15,763 | +3284.3% |
| 2026 | ~$1,742,450 | ~$506,085 | ~2.4764% | ~$12,533 | +100.3% |
| 2027 | ~$3,489,305 | ~$556,693 | ~2.4764% | ~$13,786 | +301.0% |
| 2028 | ~$6,987,431 | ~$612,362 | ~2.4764% | ~$15,165 | +703.0% |
| 2029 | ~$13,992,528 | ~$673,599 | ~2.4764% | ~$16,681 | +1508.1% |
| 2030 | ~$28,020,430 | ~$740,959 | ~2.4764% | ~$18,349 | +3120.3% |
| 2026 | ~$1,777,255 | ~$506,085 | ~2.3717% | ~$12,003 | +104.3% |
| 2027 | ~$3,630,093 | ~$556,693 | ~2.2670% | ~$12,620 | +317.2% |
| 2028 | ~$7,414,567 | ~$612,362 | ~2.1623% | ~$13,241 | +752.1% |
| 2029 | ~$15,144,462 | ~$673,599 | ~2.0576% | ~$13,860 | +1640.5% |
| 2030 | ~$30,932,990 | ~$740,959 | ~1.9529% | ~$14,470 | +3455.0% |
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.