6504 CARRIAGE PINES DR TX 78617
| Owner | GALVAN NICHOLE AURORA & EDUARDO |
|---|---|
| Parcel ID | 0332381532 |
| Short ID | 919165 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,352 SF |
| Land SF | 4,356 SF |
| Acres | 0.100 |
| Year Built | 2020 |
| Legal | LOT 32 BLK E ROSS ROAD SUBD |
| Neighborhood | G0330 |
| Land | $30,569 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $30,569 |
| Improvement | $223,334 |
|---|---|
| Total Improvement | $223,334 |
| Market | $253,903 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $253,903 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $253,903 |
| Exemptions (−) (HS) | −$50,781 |
|---|---|
| Taxable Value | $203,122 |
Appreciation: Market value has risen +957.9% from $24,000 (2021) to $253,903 (2025), a CAGR of 80.3% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2022→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 $4,205. Del Valle ISD is the largest single contributor, at 31.7% 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 12% of market value ($30,569 land vs $223,334 improvements), about $7/SF of land. Most value sits in the improvements, so building condition, age (~6 yrs), and rent roll drive the underwriting.
Forward Outlook: Holding the +80.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,844,384 by 2030, with an estimated annual tax burden around $7,204. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,352 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,352 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 387 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 191 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 525% 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% | $1,080.83 | $1,080.83 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,064.39 | $1,064.39 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $763.42 | $763.42 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $257.37 | $257.37 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $239.73 | $239.73 | Paid |
| Combined Rate | 2.3170% | 2.1629% | 1.9525% | 2.0282% | 2.0702% | +0.0420% | $3,405.74 | $3,405.74 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $279,594 | $253,903 | +10.1% |
| Assessed Value | ~$279,293 | $253,903 | +10.0% |
| Land Value | $30,569 | $30,569 | +0.0% |
| Improvement Value | $249,025 | $223,334 | +11.5% |
| Taxable Value | ~$228,512 | $203,122 | +12.5% |
| Exemptions | HS | HS | |
| HS Cap Protection | ~-$301 | — | |
| Total Tax 2026 = estimate |
~$4,731
Estimated
|
~$3,406
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $279,594 | $279,594 | +0 (+0.0%) |
| Taxable Value | $279,594 | $228,512 | -51,082 (-18.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $279,594 | $30,569 | $249,025 | — | $279,594 | $236,697 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $253,903 | $30,569 | $223,334 | — | $253,903 | $203,122 | ~$3,406 | Partial |
| 2024 | $324,594 | — | — | −$294,594 | $30,000 | $— | $4,581 | Verified |
| 2023 | $345,222 | — | — | −$315,222 | $30,000 | $— | $4,778 | Verified |
| 2022 | $55,248 | — | — | −$25,248 | $30,000 | $— | $6,386 | Verified |
| 2021 | $24,000 | — | — | — | $30,000 ! | $— | $1,280 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +10.1% | +10.1% | ~100% | Not available | Partial |
| 2025 | -16.2% | -16.2% | ~100% | Not available | Partial |
| 2024 | -6.6% | -6.6% | ~100% | 1.5100% | Verified |
| 2023 | -6.0% | -6.0% | ~100% | 1.4700% | Verified |
| 2022 | +524.9% ! | +524.9% | ~100% | 1.8500% | Verified |
| 2021 | base year | — | ~100% | 5.3300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +359.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +10.1% | +127.5% | +77.0% | +524.9% | 2023 | -21.8% | 2025 |
| Assessment Ratio | 100.0% | 66.2% | — | 125.0% | 2021 | 8.7% | 2023 |
| Effective Tax Rate (2025) | 1.3400% | 1.3400% | — | 1.3400% | 2025 | 1.3400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$3,406 | $4,086 | ~$6,389 | $6,386 | 2022 | $1,280 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$457,912 | ~$279,293 | ~2.0085% | ~$5,610 | +80.3% |
| 2027 | ~$825,840 | ~$307,223 | ~1.9468% | ~$5,981 | +225.3% |
| 2028 | ~$1,489,396 | ~$337,945 | ~1.8851% | ~$6,371 | +486.6% |
| 2029 | ~$2,686,114 | ~$371,739 | ~1.8234% | ~$6,778 | +957.9% |
| 2030 | ~$4,844,384 | ~$408,913 | ~1.7617% | ~$7,204 | +1808.0% |
| 2026 | ~$452,834 | ~$279,293 | ~2.0702% | ~$5,782 | +78.3% |
| 2027 | ~$807,625 | ~$307,223 | ~2.0702% | ~$6,360 | +218.1% |
| 2028 | ~$1,440,393 | ~$337,945 | ~2.0702% | ~$6,996 | +467.3% |
| 2029 | ~$2,568,930 | ~$371,739 | ~2.0702% | ~$7,696 | +911.8% |
| 2030 | ~$4,581,665 | ~$408,913 | ~2.0702% | ~$8,465 | +1704.5% |
| 2026 | ~$462,990 | ~$279,293 | ~1.9776% | ~$5,523 | +82.3% |
| 2027 | ~$844,258 | ~$307,223 | ~1.8851% | ~$5,791 | +232.5% |
| 2028 | ~$1,539,498 | ~$337,945 | ~1.7925% | ~$6,058 | +506.3% |
| 2029 | ~$2,807,262 | ~$371,739 | ~1.7000% | ~$6,320 | +1005.6% |
| 2030 | ~$5,119,020 | ~$408,913 | ~1.6074% | ~$6,573 | +1916.1% |
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.