BEL PAESE BEND TX 78641
| Owner | KOTHARIA RAJVIR B & MILINDA |
|---|---|
| Parcel ID | 0504550425 |
| Short ID | 932222 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 3,390 SF |
| Land SF | 8,081 SF |
| Acres | 0.186 |
| Year Built | 2021 |
| Legal | LOT 5 BLK J TRAVISSO PHS 4 SEC 1-3 |
| Neighborhood | T4500 |
| Land | $365,593 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $365,593 |
| Improvement | $530,273 |
|---|---|
| Total Improvement | $530,273 |
| Market | $895,866 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $895,866 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $895,866 |
| Exemptions (−) (HS) | −$187,614 |
|---|---|
| Taxable Value | $708,252 |
Appreciation: Market value has risen +1622.8% from $52,000 (2021) to $895,866 (2025), a CAGR of 103.7% 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 $17,787. Leander ISD is the largest single contributor, at 41.0% 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 41% of market value ($365,593 land vs $530,273 improvements), about $45/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 +103.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $31,444,355 by 2030, with an estimated annual tax burden around $31,290. 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 | 3,390 SF | ✗ |
| 1ST | 1st Floor | 1,964 SF | ✓ |
| 2ND | 2nd Floor | 1,426 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 418 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 222 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 144 SF | ✗ |
| 411 | SOLAR DEVICES RESIDENTIAL | 6 SF | ✓ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 522 | FIREPLACE | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 1304% 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% | $8,123.76 | $8,123.76 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $3,665.68 | $3,665.68 | Paid |
| U7N Travis County MUD #19 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $3,638.44 | $3,638.44 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,661.93 | $2,661.93 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $908.33 | $908.33 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $835.90 | $835.90 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $19,834.04 | $19,834.04 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $728,038 | $895,866 | -18.7% |
| Assessed Value | $728,038 | $895,866 | -18.7% |
| Land Value | $265,886 | $365,593 | -27.3% |
| Improvement Value | $462,152 | $530,273 | -12.8% |
| Taxable Value | $574,751 | $708,252 | -18.8% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$14,435
Estimated
|
~$19,834
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $831,568 | $728,038 | -103,530 (-12.4%) |
| Taxable Value | $657,575 | $574,751 | -82,824 (-12.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $728,038 | $265,886 | $462,152 | — | $728,038 | $574,751 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $895,866 | $365,593 | $530,273 | — | $895,866 | $708,252 | ~$19,834 | Partial |
| 2024 | $902,798 | — | — | −$559,048 | $343,750 | $— | $19,744 | Verified |
| 2023 | $730,158 | — | — | −$455,158 | $275,000 | $— | $17,016 | Verified |
| 2022 | $— | — | — | — | $220,000 | $— | $16,974 | Verified |
| 2021 | $52,000 | — | — | −$10,400 | $41,600 | $— | $1,200 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -7.2% | -7.2% | ~100% | Not available | Partial |
| 2025 | -2.7% | -1.2% | ~100% | Not available | Partial |
| 2024 | +2.0% | +16.9% | 98.5% | 2.1400% | Verified |
| 2023 | +23.6% | +14.9% | 85.9% | 1.8800% | Verified |
| 2022 | +1304.2% ! | +1198.4% | 92.5% | 2.3200% | Verified |
| 2021 | base year | — | ~100% | 2.3100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1622.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -18.7% | +327.0% | +113.1% | +1304.1% | 2023 | -18.7% | 2026 |
| Assessment Ratio | 100.0% | 71.2% | — | 100.0% | 2025 | 37.7% | 2023 |
| Effective Tax Rate (2025) | 2.2100% | 2.2100% | — | 2.2100% | 2025 | 2.2100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$19,834 | $14,448 | ~$27,588 | $19,834 | 2025 | $1,200 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,825,169 | ~$985,453 | ~2.4429% | ~$24,074 | +103.7% |
| 2027 | ~$3,718,458 | ~$1,083,998 | ~2.3743% | ~$25,738 | +315.1% |
| 2028 | ~$7,575,701 | ~$1,192,398 | ~2.3058% | ~$27,494 | +745.6% |
| 2029 | ~$15,434,152 | ~$1,311,637 | ~2.2372% | ~$29,344 | +1622.8% |
| 2030 | ~$31,444,355 | ~$1,442,801 | ~2.1687% | ~$31,290 | +3409.9% |
| 2026 | ~$1,807,251 | ~$985,453 | ~2.5114% | ~$24,749 | +101.7% |
| 2027 | ~$3,645,810 | ~$1,083,998 | ~2.5114% | ~$27,224 | +307.0% |
| 2028 | ~$7,354,777 | ~$1,192,398 | ~2.5114% | ~$29,946 | +721.0% |
| 2029 | ~$14,836,962 | ~$1,311,637 | ~2.5114% | ~$32,941 | +1556.2% |
| 2030 | ~$29,930,947 | ~$1,442,801 | ~2.5114% | ~$36,235 | +3241.0% |
| 2026 | ~$1,843,086 | ~$985,453 | ~2.4086% | ~$23,736 | +105.7% |
| 2027 | ~$3,791,823 | ~$1,083,998 | ~2.3058% | ~$24,995 | +323.3% |
| 2028 | ~$7,801,006 | ~$1,192,398 | ~2.2029% | ~$26,268 | +770.8% |
| 2029 | ~$16,049,191 | ~$1,311,637 | ~2.1001% | ~$27,546 | +1691.5% |
| 2030 | ~$33,018,372 | ~$1,442,801 | ~1.9973% | ~$28,817 | +3585.6% |
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.