6505 DRAGRIDE RD 78610
| Owner | WARNELL CARTER JOHN & |
|---|---|
| Parcel ID | 0453070711 |
| Short ID | 972191 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,328 SF |
| Land SF | 5,400 SF |
| Acres | 0.124 |
| Year Built | 2024 |
| Legal | TURNERS CROSSING NORTH PHS 2 BLK F LOT 11 |
| Neighborhood | H1501 |
| Land | $62,881 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $62,881 |
| Improvement | $354,775 |
|---|---|
| Total Improvement | $354,775 |
| Market | $417,656 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $417,656 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $417,656 |
| Exemptions on file | HS |
|---|---|
| Taxable Value | $417,656 |
Appreciation: Market value has risen +1292.2% from $30,000 (2023) to $417,656 (2025), a CAGR of 273.1% over 2 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Land/Vacant parcel countywide rose +18.1%, so this parcel has outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 0.7973% in 2025 (+0.0436% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $3,330. P11G is the largest single contributor, at 44.6% of the total 2025 levy.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 15% of market value ($62,881 land vs $354,775 improvements), about $12/SF of land. Most value sits in the improvements, so building condition, age (~2 yrs), and rent roll drive the underwriting.
Submarket Position: At $417,656, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $84,423 (P25 $24,862 / P75 $362,804, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant property countywide, any size or use — not a use-code-specific peer group. See the Peer Set and the Where This Property Stands benchmark below, which narrows to this property's actual use code, for parcel-level comparables.
Forward Outlook: Holding the +137.2% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $30,083,575 by 2031, with an estimated annual tax burden around $5,330. 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 | 2,328 SF | ✗ |
| 1ST | 1st Floor | 1,478 SF | ✓ |
| 2ND | 2nd Floor | 850 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 380 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 135 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
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.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| P11G | — | — | — | — | — | — | $2,343.33 | $2,343.33 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,255.79 | $1,255.79 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $426.69 | $426.69 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $417.66 | $417.66 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $417.66 | $417.66 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $394.34 | $394.34 | Paid |
| Combined Rate | 0.7740% | 0.7054% | 0.7039% | 0.7537% | 0.7973% | +0.0436% | $5,255.47 | $5,255.47 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| P11G | — | $2,343.33 | 44.6% |
| TCO Travis County | 0.3758% | $1,255.79 | 23.9% |
| ACT Austin Community College | 0.1034% | $426.69 | 8.1% |
| E11 Travis County ESD # 11 | 0.1000% | $417.66 | 7.9% |
| E15 Travis County ESD # 15 | 0.1000% | $417.66 | 7.9% |
| THD Travis Central Health | 0.1180% | $394.34 | 7.5% |
| Total | 0.7973% 5 of 6 | $5,255.47 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $400,474 | $417,656 | -4.1% |
| Assessed Value | $400,474 | $417,656 | -4.1% |
| Land Value | $62,881 | $62,881 | +0.0% |
| Improvement Value | $337,593 | $354,775 | -4.8% |
| Taxable Value | $400,474 | $417,656 | -4.1% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$3,193
Estimated
|
~$5,255
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $400,474 | $62,881 | $337,593 | — | $400,474 | $400,474 | Not yet — post-cert | Preliminary |
| 2025 | $417,656 | $62,881 | $354,775 | — | $417,656 | $417,656 | ~$5,255 | Partial |
| 2024 | $48,000 | $60,000 | — | — | $48,000 | $48,000 | $3,113 | Verified |
| 2023 | $30,000 | $30,000 | — | — | $30,000 | $30,000 | $211 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -4.1% | -4.1% | ~100% | Not available | Partial |
| 2025 | +770.1% ! | +770.1% | ~100% | Not available | Partial |
| 2024 | +60.0% | +60.0% | ~100% | No billing data | Verified |
| 2023 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1292.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.1% | +275.3% | +137.2% | +770.1% | 2025 | -4.1% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2023 | 100.0% | 2023 |
| Effective Tax Rate (2025) | 1.2600% | 1.2600% | — | 1.2600% | 2025 | 1.2600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,255 | $2,860 | ~$4,388 | $5,255 | 2025 | $211 | 2023 |
Market value changed by 770% in 2025, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$950,004 | ~$440,521 | ~0.8031% | ~$3,538 | +137.2% |
| 2028 | ~$2,253,598 | ~$484,574 | ~0.8089% | ~$3,920 | +462.7% |
| 2029 | ~$5,345,981 | ~$533,031 | ~0.8147% | ~$4,343 | +1234.9% |
| 2030 | ~$12,681,728 | ~$586,334 | ~0.8206% | ~$4,811 | +3066.7% |
| 2031 | ~$30,083,575 | ~$644,967 | ~0.8264% | ~$5,330 | +7412.0% |
| 2027 | ~$941,994 | ~$440,521 | ~0.7973% | ~$3,512 | +135.2% |
| 2028 | ~$2,215,758 | ~$484,574 | ~0.7973% | ~$3,863 | +453.3% |
| 2029 | ~$5,211,902 | ~$533,031 | ~0.7973% | ~$4,250 | +1201.4% |
| 2030 | ~$12,259,427 | ~$586,334 | ~0.7973% | ~$4,675 | +2961.2% |
| 2031 | ~$28,836,607 | ~$644,967 | ~0.7973% | ~$5,142 | +7100.6% |
| 2027 | ~$958,013 | ~$440,521 | ~0.8060% | ~$3,551 | +139.2% |
| 2028 | ~$2,291,758 | ~$484,574 | ~0.8147% | ~$3,948 | +472.3% |
| 2029 | ~$5,482,340 | ~$533,031 | ~0.8235% | ~$4,389 | +1269.0% |
| 2030 | ~$13,114,845 | ~$586,334 | ~0.8322% | ~$4,879 | +3174.8% |
| 2031 | ~$31,373,313 | ~$644,967 | ~0.8409% | ~$5,424 | +7734.0% |
In 2025, this property's market value of $417,656 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 5× the county median of $84,423. Land/Vacant here is the broad TCAD category — every land/vacant property countywide, any size or use — not a use-code-specific peer group. Use the Use Code filter above to narrow to this property's actual type.
| Year | This Property | Bottom 25% | Median | Top 25% | Position | Group YoY |
|---|---|---|---|---|---|---|
| 2025 | $417,656 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $48,000 | $23,000 | $66,000 | $328,966 | ↓ Below median | +0.0% |
| 2023 | $30,000 | $24,692 | $71,500 | $270,000 | ↓ Below median | +0.0% |
| Source | What it provides | Coverage for this parcel | Confidence |
|---|---|---|---|
| TCAD Certified Appraisal Roll ↗ | Market, assessed, and taxable value; land/improvement split; exemptions | 2025 | Certified |
| Texas Comptroller Annual Jurisdiction Roll (AJR) | Prior-year market and taxable value | 2023–2024 | Verified |
| TCAD Preliminary Export ↗ | First-look 2026 appraisal value, subject to change at certification | 2026 (exported June 9, 2026; certifies July 25, 2026) | Preliminary |
| Travis County Rates History ↗ | Adopted tax rate for each of this parcel's taxing entities | 1990–2025 | Verified |
| TaxCurOpenData | Current-year (2025) tax billing, by taxing entity | 2025 | Partial |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2023, 2024 | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |