6500 CARRIAGE PINES DR TX 78617
| Owner | BROWNLEE RANDALL ERIC JR |
|---|---|
| Parcel ID | 0332381531 |
| Short ID | 919164 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,466 SF |
| Land SF | 4,792 SF |
| Acres | 0.110 |
| Year Built | 2021 |
| Legal | LOT 31 BLK E ROSS ROAD SUBD |
| Neighborhood | G0330 |
| Land | $30,641 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $30,641 |
| Improvement | $350,091 |
|---|---|
| Total Improvement | $350,091 |
| Market | $380,732 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $380,732 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $380,732 |
| Exemptions (−) (HS) | −$76,146 |
|---|---|
| Taxable Value | $304,586 |
Appreciation: Market value has risen +1486.4% from $24,000 (2021) to $380,732 (2025), a CAGR of 99.6% 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 $6,305. Del Valle ISD is the largest single contributor, at 39.6% 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 8% of market value ($30,641 land vs $350,091 improvements), about $6/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 +99.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $12,053,955 by 2030, with an estimated annual tax burden around $10,802. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,466 SF | ✗ |
| 1ST | 1st Floor | 1,246 SF | ✓ |
| 2ND | 2nd Floor | 1,220 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 429 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 207 SF | ✗ |
| 252 | BEDROOMS | 5 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 1500% 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% | $2,284.31 | $2,284.31 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,596.08 | $1,596.08 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,144.77 | $1,144.77 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $388.51 | $388.51 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $359.48 | $359.48 | Paid |
| Combined Rate | 2.3170% | 2.1629% | 1.9525% | 2.0282% | 2.0702% | +0.0420% | $5,773.15 | $5,773.15 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $323,000 | $380,732 | -15.2% |
| Assessed Value | $323,000 | $380,732 | -15.2% |
| Land Value | $30,641 | $30,641 | +0.0% |
| Improvement Value | $292,359 | $350,091 | -16.5% |
| Taxable Value | $258,400 | $304,586 | -15.2% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$5,349
Estimated
|
~$5,773
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $323,000 | $323,000 | +0 (+0.0%) |
| Taxable Value | $258,400 | $258,400 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $323,000 | $30,641 | $292,359 | — | $323,000 | $258,400 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $380,732 | $30,641 | $350,091 | — | $380,732 | $304,586 | ~$5,773 | Partial |
| 2024 | $423,926 | — | — | −$393,926 | $30,000 | $— | $7,238 | Verified |
| 2023 | $383,887 | — | — | −$353,887 | $30,000 | $— | $6,548 | Verified |
| 2022 | $— | — | — | — | $19,200 | $— | $7,217 | Verified |
| 2021 | $24,000 | — | — | — | $24,000 | $— | $556 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -15.2% | -15.2% | ~100% | Not available | Partial |
| 2025 | -14.9% | -14.9% | ~100% | Not available | Partial |
| 2024 | +5.5% | +5.5% | ~100% | 1.6200% | Verified |
| 2023 | +10.4% | +10.4% | ~100% | 1.5400% | Verified |
| 2022 | +1499.5% ! | +1499.5% | ~100% | 1.8800% | Verified |
| 2021 | base year | — | ~100% | 2.3200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1486.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -15.2% | +371.1% | +106.7% | +1499.5% | 2023 | -15.2% | 2026 |
| Assessment Ratio | 100.0% | 63.0% | — | 100.0% | 2021 | 7.1% | 2024 |
| Effective Tax Rate (2025) | 1.5200% | 1.5200% | — | 1.5200% | 2025 | 1.5200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,773 | $5,029 | ~$9,580 | $7,238 | 2024 | $556 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$759,839 | ~$418,805 | ~2.0085% | ~$8,412 | +99.6% |
| 2027 | ~$1,516,434 | ~$460,686 | ~1.9468% | ~$8,969 | +298.3% |
| 2028 | ~$3,026,394 | ~$506,754 | ~1.8851% | ~$9,553 | +694.9% |
| 2029 | ~$6,039,869 | ~$557,430 | ~1.8234% | ~$10,164 | +1486.4% |
| 2030 | ~$12,053,955 | ~$613,173 | ~1.7617% | ~$10,802 | +3066.0% |
| 2026 | ~$752,224 | ~$418,805 | ~2.0702% | ~$8,670 | +97.6% |
| 2027 | ~$1,486,193 | ~$460,686 | ~2.0702% | ~$9,537 | +290.4% |
| 2028 | ~$2,936,317 | ~$506,754 | ~2.0702% | ~$10,491 | +671.2% |
| 2029 | ~$5,801,373 | ~$557,430 | ~2.0702% | ~$11,540 | +1423.7% |
| 2030 | ~$11,461,953 | ~$613,173 | ~2.0702% | ~$12,694 | +2910.5% |
| 2026 | ~$767,453 | ~$418,805 | ~1.9776% | ~$8,282 | +101.6% |
| 2027 | ~$1,546,980 | ~$460,686 | ~1.8851% | ~$8,684 | +306.3% |
| 2028 | ~$3,118,295 | ~$506,754 | ~1.7925% | ~$9,084 | +719.0% |
| 2029 | ~$6,285,644 | ~$557,430 | ~1.7000% | ~$9,476 | +1550.9% |
| 2030 | ~$12,670,169 | ~$613,173 | ~1.6074% | ~$9,856 | +3227.8% |
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.