BEL PAESE BEND TX 78641
| Owner | BROSIOUS ANDREW & WENWEN DU |
|---|---|
| Parcel ID | 0504550430 |
| Short ID | 932227 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 3,644 SF |
| Land SF | 9,043 SF |
| Acres | 0.208 |
| Year Built | 2021 |
| Legal | LOT 10 BLK J TRAVISSO PHS 4 SEC 1-3 |
| Neighborhood | T4500 |
| Land | $368,669 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $368,669 |
| Improvement | $379,500 |
|---|---|
| Total Improvement | $379,500 |
| Market | $748,169 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $748,169 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $748,169 |
| Exemptions (−) (HS) | −$149,634 |
|---|---|
| Taxable Value | $598,535 |
Appreciation: Market value has risen +1051.0% from $65,000 (2021) to $748,169 (2025), a CAGR of 84.2% 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 2.5114% in 2025 (+0.0586% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $15,032. Leander ISD is the largest single contributor, at 40.1% 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 49% of market value ($368,669 land vs $379,500 improvements), about $41/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Forward Outlook: Holding the +84.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $15,861,989 by 2030, with an estimated annual tax burden around $26,131. 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 | 3,644 SF | ✗ |
| 1ST | 1st Floor | 2,499 SF | ✓ |
| 2ND | 2nd Floor | 1,145 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 543 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 437 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 609% 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% | $6,610.19 | $6,610.19 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $3,090.75 | $3,090.75 | Paid |
| U7N Travis County MUD #19 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $3,067.49 | $3,067.49 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,249.56 | $2,249.56 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $765.87 | $765.87 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $706.41 | $706.41 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $16,490.27 | $16,490.27 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $800,309 | $748,169 | +7.0% |
| Assessed Value | $800,309 | $748,169 | +7.0% |
| Land Value | $321,748 | $368,669 | -12.7% |
| Improvement Value | $478,561 | $379,500 | +26.1% |
| Taxable Value | $640,247 | $598,535 | +7.0% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$16,079
Estimated
|
~$16,490
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $914,117 | $800,309 | -113,808 (-12.5%) |
| Taxable Value | $658,389 | $640,247 | -18,142 (-2.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $800,309 | $321,748 | $478,561 | — | $800,309 | $640,247 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $748,169 | $368,669 | $379,500 | — | $748,169 | $598,535 | ~$16,490 | Partial |
| 2024 | $770,378 | — | — | −$426,628 | $343,750 | $— | $18,312 | Verified |
| 2023 | $368,926 | — | — | −$93,926 | $275,000 | $— | $17,145 | Verified |
| 2022 | $— | — | — | — | $220,000 | $— | $9,657 | Verified |
| 2021 | $65,000 | — | — | −$13,000 | $52,000 | $— | $1,449 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +22.2% | +10.0% | 90.0% | Not available | Partial |
| 2025 | -9.1% | -7.5% | ~100% | Not available | Partial |
| 2024 | +6.8% | +5.0% | 98.3% | 2.2300% | Verified |
| 2023 | +108.8% ! | +108.8% | ~100% | 2.2300% | Verified |
| 2022 | +609.5% ! | +609.5% | ~100% | 2.6200% | Verified |
| 2021 | base year | — | ~100% | 2.2300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1338.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +7.0% | +145.1% | +81.8% | +467.6% | 2023 | -2.9% | 2025 |
| Assessment Ratio | 100.0% | 79.8% | — | 100.0% | 2025 | 44.6% | 2024 |
| Effective Tax Rate (2025) | 2.2000% | 2.2000% | — | 2.2000% | 2025 | 2.2000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$16,490 | $13,349 | ~$23,039 | $18,312 | 2024 | $1,449 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,378,070 | ~$822,986 | ~2.4429% | ~$20,105 | +84.2% |
| 2027 | ~$2,538,300 | ~$905,284 | ~2.3743% | ~$21,494 | +239.3% |
| 2028 | ~$4,675,354 | ~$995,813 | ~2.3058% | ~$22,961 | +524.9% |
| 2029 | ~$8,611,644 | ~$1,095,394 | ~2.2372% | ~$24,506 | +1051.0% |
| 2030 | ~$15,861,989 | ~$1,204,934 | ~2.1687% | ~$26,131 | +2020.1% |
| 2026 | ~$1,363,107 | ~$822,986 | ~2.5114% | ~$20,669 | +82.2% |
| 2027 | ~$2,483,476 | ~$905,284 | ~2.5114% | ~$22,736 | +231.9% |
| 2028 | ~$4,524,703 | ~$995,813 | ~2.5114% | ~$25,009 | +504.8% |
| 2029 | ~$8,243,664 | ~$1,095,394 | ~2.5114% | ~$27,510 | +1001.8% |
| 2030 | ~$15,019,324 | ~$1,204,934 | ~2.5114% | ~$30,261 | +1907.5% |
| 2026 | ~$1,393,033 | ~$822,986 | ~2.4086% | ~$19,823 | +86.2% |
| 2027 | ~$2,593,722 | ~$905,284 | ~2.3058% | ~$20,874 | +246.7% |
| 2028 | ~$4,829,311 | ~$995,813 | ~2.2029% | ~$21,937 | +545.5% |
| 2029 | ~$8,991,808 | ~$1,095,394 | ~2.1001% | ~$23,004 | +1101.8% |
| 2030 | ~$16,742,059 | ~$1,204,934 | ~1.9973% | ~$24,066 | +2137.7% |
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.