6312 CARRIAGE PINES DR TX 78617
| Owner | GARZA LAUREN A & |
|---|---|
| Parcel ID | 0332381522 |
| Short ID | 919155 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,101 SF |
| Land SF | 4,356 SF |
| Acres | 0.100 |
| Year Built | 2021 |
| Legal | LOT 22 BLK E ROSS ROAD SUBD |
| Neighborhood | G0330 |
| Land | $30,569 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $30,569 |
| Improvement | $286,337 |
|---|---|
| Total Improvement | $286,337 |
| Market | $316,906 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $316,906 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $316,906 |
| Exemptions (−) (HS) | −$63,381 |
|---|---|
| Taxable Value | $253,525 |
Appreciation: Market value has risen +1220.4% from $24,000 (2021) to $316,906 (2025), a CAGR of 90.6% 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 5 taxing entities is 2.0702% in 2025 (+0.0420% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $5,248. Del Valle ISD is the largest single contributor, at 36.6% of the total 2025 levy.
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 10% of market value ($30,569 land vs $286,337 improvements), about $7/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 +90.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,976,814 by 2030, with an estimated annual tax burden around $8,991. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,101 SF | ✗ |
| 2ND | 2nd Floor | 1,219 SF | ✓ |
| 1ST | 1st Floor | 882 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 380 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 160 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 751% 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 |
|---|---|---|---|---|---|---|---|---|---|
| IDV Del Valle ISD | 1.2020% | 1.1846% | 1.0028% | 0.9969% | 0.9489% | -0.0480% | $1,678.66 | $1,678.66 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,328.51 | $1,328.51 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $952.86 | $952.86 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $322.51 | $322.51 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $299.22 | $299.22 | Paid |
| Combined Rate | 2.3170% | 2.1629% | 1.9525% | 2.0282% | 2.0702% | +0.0420% | $4,581.76 | $4,581.76 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $316,000 | $316,906 | -0.3% |
| Assessed Value | $316,000 | $316,906 | -0.3% |
| Land Value | $30,569 | $30,569 | +0.0% |
| Improvement Value | $285,431 | $286,337 | -0.3% |
| Taxable Value | $252,800 | $253,525 | -0.3% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$5,233
Estimated
|
~$4,582
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $316,000 | $316,000 | +0 (+0.0%) |
| Taxable Value | $252,800 | $252,800 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $316,000 | $30,569 | $285,431 | — | $316,000 | $252,800 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $316,906 | $30,569 | $286,337 | — | $316,906 | $253,525 | ~$4,582 | Partial |
| 2024 | $347,000 | — | — | −$317,000 | $30,000 | $— | $5,974 | Verified |
| 2023 | $204,132 | — | — | −$174,132 | $30,000 | $— | $5,228 | Verified |
| 2022 | $— | — | — | — | $24,000 | $— | $3,737 | Verified |
| 2021 | $24,000 | — | — | — | $24,000 | $— | $556 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -0.3% | -0.3% | ~100% | Not available | Partial |
| 2025 | -16.6% | -16.6% | ~100% | Not available | Partial |
| 2024 | -8.8% | -8.8% | ~100% | 1.5700% | Verified |
| 2023 | +104.0% ! | +104.0% | ~100% | 1.2600% | Verified |
| 2022 | +750.6% ! | +750.6% | ~100% | 1.8300% | Verified |
| 2021 | base year | — | ~100% | 2.3200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1220.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -0.3% | +202.9% | +90.7% | +750.5% | 2023 | -8.7% | 2025 |
| Assessment Ratio | 100.0% | 64.7% | — | 100.0% | 2021 | 8.6% | 2024 |
| Effective Tax Rate (2025) | 1.4500% | 1.4500% | — | 1.4500% | 2025 | 1.4500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$4,582 | $4,085 | ~$7,974 | $5,974 | 2024 | $556 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$604,102 | ~$348,597 | ~2.0085% | ~$7,002 | +90.6% |
| 2027 | ~$1,151,569 | ~$383,456 | ~1.9468% | ~$7,465 | +263.4% |
| 2028 | ~$2,195,179 | ~$421,802 | ~1.8851% | ~$7,951 | +592.7% |
| 2029 | ~$4,184,559 | ~$463,982 | ~1.8234% | ~$8,460 | +1220.4% |
| 2030 | ~$7,976,814 | ~$510,380 | ~1.7617% | ~$8,991 | +2417.1% |
| 2026 | ~$597,764 | ~$348,597 | ~2.0702% | ~$7,217 | +88.6% |
| 2027 | ~$1,127,532 | ~$383,456 | ~2.0702% | ~$7,938 | +255.8% |
| 2028 | ~$2,126,807 | ~$421,802 | ~2.0702% | ~$8,732 | +571.1% |
| 2029 | ~$4,011,689 | ~$463,982 | ~2.0702% | ~$9,605 | +1165.9% |
| 2030 | ~$7,567,048 | ~$510,380 | ~2.0702% | ~$10,566 | +2287.8% |
| 2026 | ~$610,440 | ~$348,597 | ~1.9776% | ~$6,894 | +92.6% |
| 2027 | ~$1,175,860 | ~$383,456 | ~1.8851% | ~$7,228 | +271.0% |
| 2028 | ~$2,265,000 | ~$421,802 | ~1.7925% | ~$7,561 | +614.7% |
| 2029 | ~$4,362,956 | ~$463,982 | ~1.7000% | ~$7,888 | +1276.7% |
| 2030 | ~$8,404,144 | ~$510,380 | ~1.6074% | ~$8,204 | +2551.9% |
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.