6316 CARRIAGE PINES DR TX 78617
| Owner | GONZALES EMILIO & JOSEPHINE ALANIA W BINGLER |
|---|---|
| Parcel ID | 0332381523 |
| Short ID | 919156 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,305 SF |
| Land SF | 4,356 SF |
| Acres | 0.100 |
| Year Built | 2021 |
| Legal | LOT 23 BLK E ROSS ROAD SUBD |
| Neighborhood | G0330 |
| Land | $30,569 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $30,569 |
| Improvement | $311,732 |
|---|---|
| Total Improvement | $311,732 |
| Market | $342,301 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $342,301 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $342,301 |
| Exemptions (−) (HS) | −$68,460 |
|---|---|
| Taxable Value | $273,841 |
Appreciation: Market value has risen +1326.3% from $24,000 (2021) to $342,301 (2025), a CAGR of 94.3% 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 $5,669. Del Valle ISD is the largest single contributor, at 38.0% 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 9% of market value ($30,569 land vs $311,732 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 +94.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $9,487,555 by 2030, with an estimated annual tax burden around $9,712. 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 | 2,305 SF | ✗ |
| 2ND | 2nd Floor | 1,252 SF | ✓ |
| 1ST | 1st Floor | 1,053 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 389 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 150 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 1012% 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% | $1,919.63 | $1,919.63 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,434.97 | $1,434.97 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,029.22 | $1,029.22 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $348.77 | $348.77 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $323.20 | $323.20 | Paid |
| Combined Rate | 2.3170% | 2.1629% | 1.9525% | 2.0282% | 2.0702% | +0.0420% | $5,055.79 | $5,055.79 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $325,000 | $342,301 | -5.1% |
| Assessed Value | $325,000 | $342,301 | -5.1% |
| Land Value | $30,569 | $30,569 | +0.0% |
| Improvement Value | $294,431 | $311,732 | -5.5% |
| Taxable Value | $260,000 | $273,841 | -5.1% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$5,382
Estimated
|
~$5,056
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $325,000 | $325,000 | +0 (+0.0%) |
| Taxable Value | $260,000 | $260,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $325,000 | $30,569 | $294,431 | — | $325,000 | $260,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $342,301 | $30,569 | $311,732 | — | $342,301 | $273,841 | ~$5,056 | Partial |
| 2024 | $447,622 | — | — | −$417,622 | $30,000 | $— | $7,017 | Verified |
| 2023 | $266,914 | — | — | −$236,914 | $30,000 | $— | $6,970 | Verified |
| 2022 | $— | — | — | — | $19,200 | $— | $5,773 | Verified |
| 2021 | $24,000 | — | — | — | $24,000 | $— | $556 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -5.1% | -5.1% | ~100% | Not available | Partial |
| 2025 | -21.4% | -21.4% | ~100% | Not available | Partial |
| 2024 | -2.8% | -2.8% | ~100% | 1.6100% | Verified |
| 2023 | +67.7% | +67.7% | ~100% | 1.5600% | Verified |
| 2022 | +1012.1% ! | +1012.1% | ~100% | 2.1600% | Verified |
| 2021 | base year | — | ~100% | 2.3200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1326.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -5.1% | +262.8% | +96.4% | +1012.1% | 2023 | -23.5% | 2025 |
| Assessment Ratio | 100.0% | 63.6% | — | 100.0% | 2021 | 6.7% | 2024 |
| Effective Tax Rate (2025) | 1.4800% | 1.4800% | — | 1.4800% | 2025 | 1.4800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,056 | $4,900 | ~$8,613 | $7,017 | 2024 | $556 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$665,208 | ~$376,531 | ~2.0085% | ~$7,563 | +94.3% |
| 2027 | ~$1,292,726 | ~$414,184 | ~1.9468% | ~$8,063 | +277.7% |
| 2028 | ~$2,512,210 | ~$455,603 | ~1.8851% | ~$8,589 | +633.9% |
| 2029 | ~$4,882,082 | ~$501,163 | ~1.8234% | ~$9,138 | +1326.3% |
| 2030 | ~$9,487,555 | ~$551,279 | ~1.7617% | ~$9,712 | +2671.7% |
| 2026 | ~$658,362 | ~$376,531 | ~2.0702% | ~$7,795 | +92.3% |
| 2027 | ~$1,266,255 | ~$414,184 | ~2.0702% | ~$8,574 | +269.9% |
| 2028 | ~$2,435,441 | ~$455,603 | ~2.0702% | ~$9,432 | +611.5% |
| 2029 | ~$4,684,187 | ~$501,163 | ~2.0702% | ~$10,375 | +1268.4% |
| 2030 | ~$9,009,293 | ~$551,279 | ~2.0702% | ~$11,412 | +2532.0% |
| 2026 | ~$672,054 | ~$376,531 | ~1.9776% | ~$7,446 | +96.3% |
| 2027 | ~$1,319,472 | ~$414,184 | ~1.8851% | ~$7,808 | +285.5% |
| 2028 | ~$2,590,574 | ~$455,603 | ~1.7925% | ~$8,167 | +656.8% |
| 2029 | ~$5,086,183 | ~$501,163 | ~1.7000% | ~$8,520 | +1385.9% |
| 2030 | ~$9,985,916 | ~$551,279 | ~1.6074% | ~$8,862 | +2817.3% |
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.