BEL PAESE BEND TX 78641
| Owner | MATHEWS RYAN L ETAL |
|---|---|
| Parcel ID | 0504550907 |
| Short ID | 932235 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 3,506 SF |
| Land SF | 15,331 SF |
| Acres | 0.352 |
| Year Built | 2021 |
| Legal | LOT 4 BLK G TRAVISSO PHS 4 SEC 1-3 |
| Neighborhood | T4500 |
| Land | $339,103 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $339,103 |
| Improvement | $596,652 |
|---|---|
| Total Improvement | $596,652 |
| Market | $935,755 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $935,755 |
| Value Limitation Adjustment (−) (homestead cap) | −$411,149 |
| Net Appraised (assessed) | $524,606 |
| Exemptions (−) (HS,OV65) | −$248,141 |
|---|---|
| Taxable Value | $276,465 |
Appreciation: Market value has risen +1535.9% from $57,200 (2021) to $935,755 (2025), a CAGR of 101.1% 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 $6,943. Leander ISD is the largest single contributor, at 29.6% of the total 2025 levy.
Assessment Gap: Assessed value ($524,606) is $411,149 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 36% of market value ($339,103 land vs $596,652 improvements), about $22/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 +101.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $30,787,173 by 2030, with an estimated annual tax burden around $18,323. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 3,506 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 3,506 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 847 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 468 SF | ✗ |
| 612 | TERRACE UNCOVERD | 428 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 522 | FIREPLACE | 2 SF | ✓ |
| 410 | OUTDOOR KITCHEN | 1 SF | ✓ |
Market value changed by 1220% 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% | $2,409.91 | $2,409.91 | Paid |
| U7N Travis County MUD #19 | 0.3950% | 0.3950% | 0.3950% | 0.3950% | 0.4100% | +0.0150% | $2,318.96 | $2,318.96 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $1,756.58 | $1,756.58 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,039.08 | $1,039.08 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $340.46 | $340.46 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $276.75 | $276.75 | Paid |
| Combined Rate | 2.7857% | 2.6175% | 2.4249% | 2.4529% | 2.5114% | +0.0586% | $8,141.74 | $8,141.74 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $840,814 | $935,755 | -10.1% |
| Assessed Value | $585,662 | $524,606 | +11.6% |
| Land Value | $246,620 | $339,103 | -27.3% |
| Improvement Value | $594,194 | $596,652 | -0.4% |
| Taxable Value | $323,261 | $276,465 | +16.9% |
| Exemptions | HS,OV65 | HS,OV65 | |
| HS Cap Loss | -$255,152 | — | |
| Total Tax 2026 = estimate |
~$8,119
Estimated
|
~$8,142
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $880,433 | $840,814 | -39,619 (-4.5%) |
| Taxable Value | $326,623 | $323,261 | -3,362 (-1.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $840,814 | $246,620 | $594,194 | −$255,152 | $585,662 | $323,261 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $935,755 | $339,103 | $596,652 | −$411,149 | $524,606 | $276,465 | ~$8,142 | Partial |
| 2024 | $980,000 | — | — | −$727,000 | $253,000 | $— | $9,226 | Verified |
| 2023 | $754,943 | — | — | −$490,943 | $264,000 | $— | $8,435 | Verified |
| 2022 | $— | — | — | — | — | $— | $9,491 | Verified |
| 2021 | $57,200 | — | — | −$11,440 | $45,760 | $— | $1,320 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -5.9% | +10.0% | 70.7% | Not available | Partial |
| 2025 | -3.2% | +17.7% | 60.4% | Not available | Partial |
| 2024 | -6.2% | +9.8% | 49.7% | 0.9500% | Verified |
| 2023 | +36.6% | -36.5% | 42.4% | 0.8200% | Verified |
| 2022 | +1219.8% ! | +1104.4% | 91.3% | 1.2600% | Verified |
| 2021 | base year | — | ~100% | 2.3100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1535.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -10.1% | +308.8% | +105.7% | +1219.8% | 2023 | -10.1% | 2026 |
| Assessment Ratio | 69.7% | 53.3% | — | 80.0% | 2021 | 25.8% | 2024 |
| Effective Tax Rate (2025) | 0.8700% | 0.8700% | — | 0.8700% | 2025 | 0.8700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$8,142 | $6,781 | ~$16,155 | $9,226 | 2024 | $1,320 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,881,931 | ~$577,067 | ~2.4429% | ~$14,097 | +101.1% |
| 2027 | ~$3,784,820 | ~$634,773 | ~2.3743% | ~$15,072 | +304.5% |
| 2028 | ~$7,611,789 | ~$698,251 | ~2.3058% | ~$16,100 | +713.4% |
| 2029 | ~$15,308,347 | ~$768,076 | ~2.2372% | ~$17,184 | +1535.9% |
| 2030 | ~$30,787,173 | ~$844,883 | ~2.1687% | ~$18,323 | +3190.1% |
| 2026 | ~$1,863,216 | ~$577,067 | ~2.5114% | ~$14,493 | +99.1% |
| 2027 | ~$3,709,917 | ~$634,773 | ~2.5114% | ~$15,942 | +296.5% |
| 2028 | ~$7,386,951 | ~$698,251 | ~2.5114% | ~$17,536 | +689.4% |
| 2029 | ~$14,708,427 | ~$768,076 | ~2.5114% | ~$19,290 | +1471.8% |
| 2030 | ~$29,286,484 | ~$844,883 | ~2.5114% | ~$21,219 | +3029.7% |
| 2026 | ~$1,900,646 | ~$577,067 | ~2.4086% | ~$13,899 | +103.1% |
| 2027 | ~$3,860,471 | ~$634,773 | ~2.3058% | ~$14,636 | +312.6% |
| 2028 | ~$7,841,144 | ~$698,251 | ~2.2029% | ~$15,382 | +737.9% |
| 2029 | ~$15,926,434 | ~$768,076 | ~2.1001% | ~$16,130 | +1602.0% |
| 2030 | ~$32,348,759 | ~$844,883 | ~1.9973% | ~$16,875 | +3357.0% |
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.