BEL PAESE BEND TX 78641
| Owner | AMBAVARAM NAGESWARA REDDY & KALYANI |
|---|---|
| Parcel ID | 0504550723 |
| Short ID | 932211 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 3,684 SF |
| Land SF | 12,211 SF |
| Acres | 0.280 |
| Year Built | 2021 |
| Legal | LOT 29 BLK E TRAVISSO PHS 4 SEC 1-3 |
| Neighborhood | T4500 |
| Land | $304,434 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $304,434 |
| Improvement | $597,656 |
|---|---|
| Total Improvement | $597,656 |
| Market | $902,090 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $902,090 |
| Value Limitation Adjustment (−) (homestead cap) | −$84,023 |
| Net Appraised (assessed) | $818,067 |
| Exemptions (−) (HS) | −$163,613 |
|---|---|
| Taxable Value | $654,454 |
Appreciation: Market value has risen +1634.8% from $52,000 (2021) to $902,090 (2025), a CAGR of 104.1% 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 $16,436. Leander ISD is the largest single contributor, at 40.0% of the total 2025 levy.
Assessment Gap: Assessed value ($818,067) is $84,023 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 34% of market value ($304,434 land vs $597,656 improvements), about $25/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 +104.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $31,938,023 by 2030, with an estimated annual tax burden around $28,572. 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 | 3,684 SF | ✗ |
| 1ST | 1st Floor | 2,426 SF | ✓ |
| 2ND | 2nd Floor | 1,258 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 660 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 1307% 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% | $7,369.91 | $7,369.91 | Paid |
| U7N Travis County MUD #19 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $3,596.84 | $3,596.84 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $3,379.51 | $3,379.51 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,459.73 | $2,459.73 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $837.42 | $837.42 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $772.41 | $772.41 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $18,415.82 | $18,415.82 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $790,000 | $902,090 | -12.4% |
| Assessed Value | $745,719 | $818,067 | -8.8% |
| Land Value | $221,407 | $304,434 | -27.3% |
| Improvement Value | $568,593 | $597,656 | -4.9% |
| Taxable Value | $596,575 | $654,454 | -8.8% |
| Exemptions | HS | HS | |
| HS Cap Loss | -$44,281 | — | |
| Total Tax 2026 = estimate |
~$14,983
Estimated
|
~$18,416
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $823,697 | $790,000 | -33,697 (-4.1%) |
| Taxable Value | $623,533 | $596,575 | -26,958 (-4.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $790,000 | $221,407 | $568,593 | −$44,281 | $745,719 | $596,575 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $902,090 | $304,434 | $597,656 | −$84,023 | $818,067 | $654,454 | ~$18,416 | Partial |
| 2024 | $892,698 | — | — | −$650,698 | $242,000 | $— | $16,737 | Verified |
| 2023 | $659,113 | — | — | −$417,113 | $242,000 | $— | $14,892 | Verified |
| 2022 | $— | — | — | — | — | $— | $11,783 | Verified |
| 2021 | $52,000 | — | — | −$10,400 | $41,600 | $— | $1,200 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -8.7% | -6.1% | ~100% | Not available | Partial |
| 2025 | -7.0% | +17.3% | 97.2% | Not available | Partial |
| 2024 | +8.7% | +104.5% | 77.1% | 1.7300% | Verified |
| 2023 | +22.0% | -45.5% | 41.0% | 1.6700% | Verified |
| 2022 | +1306.6% ! | +1190.3% | 91.7% | 1.6100% | Verified |
| 2021 | base year | — | ~100% | 2.3100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1634.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -12.4% | +297.9% | +109.9% | +1167.5% | 2023 | -12.4% | 2026 |
| Assessment Ratio | 94.4% | 65.8% | — | 94.4% | 2026 | 27.1% | 2024 |
| Effective Tax Rate (2025) | 2.0400% | 2.0400% | — | 2.0400% | 2025 | 2.0400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$18,416 | $12,811 | ~$25,192 | $18,416 | 2025 | $1,200 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,841,033 | ~$899,874 | ~2.4429% | ~$21,983 | +104.1% |
| 2027 | ~$3,757,276 | ~$989,861 | ~2.3743% | ~$23,503 | +316.5% |
| 2028 | ~$7,668,047 | ~$1,088,847 | ~2.3058% | ~$25,106 | +750.0% |
| 2029 | ~$15,649,353 | ~$1,197,732 | ~2.2372% | ~$26,796 | +1634.8% |
| 2030 | ~$31,938,023 | ~$1,317,505 | ~2.1687% | ~$28,572 | +3440.4% |
| 2026 | ~$1,822,991 | ~$899,874 | ~2.5114% | ~$22,600 | +102.1% |
| 2027 | ~$3,683,996 | ~$989,861 | ~2.5114% | ~$24,860 | +308.4% |
| 2028 | ~$7,444,812 | ~$1,088,847 | ~2.5114% | ~$27,346 | +725.3% |
| 2029 | ~$15,044,868 | ~$1,197,732 | ~2.5114% | ~$30,080 | +1567.8% |
| 2030 | ~$30,403,460 | ~$1,317,505 | ~2.5114% | ~$33,088 | +3270.3% |
| 2026 | ~$1,859,074 | ~$899,874 | ~2.4086% | ~$21,674 | +106.1% |
| 2027 | ~$3,831,278 | ~$989,861 | ~2.3058% | ~$22,824 | +324.7% |
| 2028 | ~$7,895,700 | ~$1,088,847 | ~2.2029% | ~$23,987 | +775.3% |
| 2029 | ~$16,271,874 | ~$1,197,732 | ~2.1001% | ~$25,154 | +1703.8% |
| 2030 | ~$33,533,932 | ~$1,317,505 | ~1.9973% | ~$26,314 | +3617.4% |
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.