Travis Value

409 Bella Montagna Cir, TX 78734

4 bed / 3 bath, 3,647 sqft, built 2012 Appraised at $1,653,489 for 2026.

Travis County account 000000522625

Appraised value
$1,653,489
Tax year 2026 · after any cap, before exemptions
Market value
$2,335,859
Living area
3,647 sqft
$453 per sqft
Year built
2012
Homestead
Yes
Owner-occupied exemption on file

Compare this assessment

Start with the county value and property facts, then review appraisal comps, recent sales, and prior-year changes to decide whether the assessment is worth challenging. The comps on this page are free to review; email sign-in is only used to save a printable report.

For nearby context, browse ZIP 78734, TCAD Appraisal Area R19000, and Lake Oaks Estates assessment pages.

Protest deadline

The 2026 protest deadline was . The 2027 protest deadline is . 2027 notices usually arrive in April.

Deadline rule: May 15, or 30 days after your notice of appraised value is mailed, whichever is later. A deadline on a weekend or holiday moves to the next business day. Evidence is reviewed by the Appraisal Review Board (ARB). Dates checked against the official source.

Assessment snapshot

These public TCAD records highlight what may be worth checking before you file.

  • Assessment changeThe appraised value increased 10.0% from $1,503,172 in 2025 to $1,653,489 in 2026.
  • Appraised value per square footThe current public record shows about $453 per square foot before any comparable-property adjustments.
  • Market/appraised spreadThe county market value is $682,370 above the appraised value used on this page.
  • Nearby comparison areaThis page starts the equity review with public records for ZIP 78734.
  • Neighborhood value signalAmong 64 residential records in the same neighborhood, the average appraised value is about $425 per square foot.
  • Area year-over-year signalNearby residential records with prior-year values moved about +14.9% on average.

Comparable assessments

Similar public appraisal records selected for this property's equity comparison.

  • 423 Bella Montagna Cir, Lakeway, TX 78734
    3,607 sqft | $330/sqft | built 2011 | Similar size (3,607 vs 3,647 sqft); Similar age (2011 vs 2012); Similar lot size (43,760 vs 43,769 sqft)
    $1,191,620
  • 207 Bella Montagna Cir, Austin, TX 78734
    3,715 sqft | $452/sqft | built 2014 | Similar size (3,715 vs 3,647 sqft); Similar age (2014 vs 2012); Similar lot size (43,930 vs 43,769 sqft)
    $1,680,254
  • 419 Bella Montagna Cir, Austin, TX 78734
    3,976 sqft | $395/sqft | built 2012 | 9% larger (3,976 vs 3,647 sqft); Built same year (2012); Similar lot size (45,193 vs 43,769 sqft)
    $1,568,851
  • 425 Bella Montagna Cir, TX 78734
    3,207 sqft | $450/sqft | built 2012 | 12% smaller (3,207 vs 3,647 sqft); Built same year (2012); Similar lot size (43,908 vs 43,769 sqft)
    $1,443,655
  • 108 Bella Montagna Cir, TX 78734
    3,979 sqft | $492/sqft | built 2011 | 9% larger (3,979 vs 3,647 sqft); Similar age (2011 vs 2012); Similar lot size (47,153 vs 43,769 sqft)
    $1,955,726

Recent comparable sales

Sales selected by similarity to the subject property. Texas is a non-disclosure state, so these MLS-listed sales are supplemental evidence.

  • 14601 Canyon Bluff Ct, Austin, TX 78734
    July-23-2026 | 3,610 sqft | $359/sqft | built 2015 | Similar size (3,610 sqft); Similar age (2015); Sold after the valuation date
    $1,295,000
  • 15086 Barrie Dr, Austin, TX 78734
    August-12-2026 | 3,528 sqft | $368/sqft | built 2007 | Similar size (3,528 sqft); Moderate age difference (5 years older); Sold after the valuation date
    $1,299,000
  • 121 Feritti Dr, Lakeway, TX 78734
    August-14-2026 | 3,587 sqft | $242/sqft | built 2012 | Similar size (3,587 sqft); Similar age (2012); Sold after the valuation date
    $869,000
  • 3701 Copper Ridge Ct, Austin, TX 78734
    May-21-2026 | 3,760 sqft | $299/sqft | built 2011 | Similar size (3,760 sqft); Similar age (2011); Sold after the valuation date
    $1,125,000
  • 16904 Upper Woods Cv, Austin, TX 78734
    September-15-2026 | 3,189 sqft | $383/sqft | built 1997 | 13% size difference (3,189 sqft); Sold after the valuation date; Same beds (4)
    $1,220,000

Public appraisal comparison for 2026. Prepared . Appraisal source: Travis Central Appraisal District. Sales data checked in this snapshot: . Matches consider available size, age, location and property characteristics. How comparisons work.