2048 BEL PAESE BEND TX 78641
| Owner | JULIO GUILHERME & MEGAN |
|---|---|
| Parcel ID | 0504550721 |
| Short ID | 932209 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 3,367 SF |
| Land SF | 8,618 SF |
| Acres | 0.198 |
| Year Built | 2020 |
| Legal | LOT 27 BLK E TRAVISSO PHS 4 SEC 1-3 |
| Neighborhood | T4500 |
| Land | $293,848 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $293,848 |
| Improvement | $414,057 |
|---|---|
| Total Improvement | $414,057 |
| Market | $707,905 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $707,905 |
| Value Limitation Adjustment (−) (homestead cap) | −$58,770 |
| Net Appraised (assessed) | $649,135 |
| Exemptions (−) (HS) | −$129,827 |
|---|---|
| Taxable Value | $519,308 |
Appreciation: Market value has risen +1261.4% from $52,000 (2021) to $707,905 (2025), a CAGR of 92.1% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2022→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 $13,042. Leander ISD is the largest single contributor, at 38.6% of the total 2025 levy.
Assessment Gap: Assessed value ($649,135) is $58,770 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 42% of market value ($293,848 land vs $414,057 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 +92.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $18,511,411 by 2030, with an estimated annual tax burden around $22,672. 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 | 3,367 SF | ✗ |
| 1ST | 1st Floor | 1,964 SF | ✓ |
| 2ND | 2nd Floor | 1,403 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 588 SF | ✓ |
| 612 | TERRACE UNCOVERD | 524 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 233 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 522 | FIREPLACE | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 145% 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% | $5,533.79 | $5,533.79 | Paid |
| U7N Travis County MUD #19 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $2,902.41 | $2,902.41 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $2,681.64 | $2,681.64 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,951.79 | $1,951.79 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $664.49 | $664.49 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $612.90 | $612.90 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $14,347.02 | $14,347.02 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $770,701 | $707,905 | +8.9% |
| Assessed Value | $727,959 | $649,135 | +12.1% |
| Land Value | $213,708 | $293,848 | -27.3% |
| Improvement Value | $556,993 | $414,057 | +34.5% |
| Taxable Value | $582,367 | $519,308 | +12.1% |
| Exemptions | HS | HS | |
| HS Cap Loss | -$42,742 | — | |
| Total Tax 2026 = estimate |
~$14,626
Estimated
|
~$14,347
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $770,701 | $770,701 | +0 (+0.0%) |
| Taxable Value | $582,367 | $582,367 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $770,701 | $213,708 | $556,993 | −$42,742 | $727,959 | $582,367 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $707,905 | $293,848 | $414,057 | −$58,770 | $649,135 | $519,308 | ~$14,347 | Partial |
| 2024 | $808,308 | — | — | −$588,308 | $220,000 | $— | $15,320 | Verified |
| 2023 | $672,214 | — | — | −$452,214 | $220,000 | $— | $15,207 | Verified |
| 2022 | $274,609 | — | — | −$54,609 | $220,000 | $— | $15,316 | Verified |
| 2021 | $52,000 | — | — | — | $52,000 | $— | $7,339 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +8.9% | +8.9% | ~100% | Not available | Partial |
| 2025 | -4.6% | +3.1% | ~100% | Not available | Partial |
| 2024 | -8.2% | -0.3% | 92.6% | 2.0700% | Verified |
| 2023 | +20.2% | +11.7% | 85.2% | 1.8800% | Verified |
| 2022 | +144.8% ! | +124.8% | 91.8% | 2.2800% | Verified |
| 2021 | base year | — | ~100% | 14.1100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +157.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +8.9% | +117.9% | +89.0% | +428.1% | 2022 | -12.4% | 2025 |
| Assessment Ratio | 94.5% | 71.0% | — | 100.0% | 2021 | 27.2% | 2024 |
| Effective Tax Rate (2025) | 2.0300% | 2.0300% | — | 2.0300% | 2025 | 2.0300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$14,347 | $13,506 | ~$19,990 | $15,320 | 2024 | $7,339 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,359,778 | ~$714,048 | ~2.4429% | ~$17,443 | +92.1% |
| 2027 | ~$2,611,926 | ~$785,453 | ~2.3743% | ~$18,649 | +269.0% |
| 2028 | ~$5,017,111 | ~$863,999 | ~2.3058% | ~$19,922 | +608.7% |
| 2029 | ~$9,637,106 | ~$950,399 | ~2.2372% | ~$21,263 | +1261.4% |
| 2030 | ~$18,511,411 | ~$1,045,438 | ~2.1687% | ~$22,672 | +2515.0% |
| 2026 | ~$1,345,620 | ~$714,048 | ~2.5114% | ~$17,933 | +90.1% |
| 2027 | ~$2,557,818 | ~$785,453 | ~2.5114% | ~$19,726 | +261.3% |
| 2028 | ~$4,862,022 | ~$863,999 | ~2.5114% | ~$21,699 | +586.8% |
| 2029 | ~$9,241,962 | ~$950,399 | ~2.5114% | ~$23,869 | +1205.5% |
| 2030 | ~$17,567,561 | ~$1,045,438 | ~2.5114% | ~$26,256 | +2381.6% |
| 2026 | ~$1,373,936 | ~$714,048 | ~2.4086% | ~$17,199 | +94.1% |
| 2027 | ~$2,666,600 | ~$785,453 | ~2.3058% | ~$18,111 | +276.7% |
| 2028 | ~$5,175,464 | ~$863,999 | ~2.2029% | ~$19,033 | +631.1% |
| 2029 | ~$10,044,787 | ~$950,399 | ~2.1001% | ~$19,959 | +1318.9% |
| 2030 | ~$19,495,400 | ~$1,045,438 | ~1.9973% | ~$20,880 | +2654.0% |
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.