6508 CARRIAGE PINES DR TX 78617
| Owner | NGUYEN PATRICK |
|---|---|
| Parcel ID | 0332381533 |
| Short ID | 919166 |
| 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 33 BLK E ROSS ROAD SUBD |
| Neighborhood | G0330 |
| Land | $30,569 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $30,569 |
| Improvement | $296,498 |
|---|---|
| Total Improvement | $296,498 |
| Market | $327,067 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $327,067 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $327,067 |
| Taxable Value | $327,067 |
|---|
Appreciation: Market value has risen +1262.8% from $24,000 (2021) to $327,067 (2025), a CAGR of 92.1% 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 $6,771. Del Valle ISD is the largest single contributor, at 45.8% 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 $296,498 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 +92.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $8,563,841 by 2030, with an estimated annual tax burden around $9,280. 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 |
|---|---|---|---|
| 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 | 60 SF | ✗ |
| 612 | TERRACE UNCOVERD | 18 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 1709% 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% | $3,103.54 | $3,103.54 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,713.89 | $1,713.89 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,229.26 | $1,229.26 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $386.01 | $386.01 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $338.19 | $338.19 | Paid |
| Combined Rate | 2.3170% | 2.1629% | 1.9525% | 2.0282% | 2.0702% | +0.0420% | $6,770.89 | $6,770.89 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $347,824 | $327,067 | +6.3% |
| Assessed Value | $347,824 | $327,067 | +6.3% |
| Land Value | $30,569 | $30,569 | +0.0% |
| Improvement Value | $317,255 | $296,498 | +7.0% |
| Taxable Value | $347,824 | $327,067 | +6.3% |
| Total Tax 2026 = estimate |
~$7,201
Estimated
|
~$6,771
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $347,824 | $347,824 | +0 (+0.0%) |
| Taxable Value | $347,824 | $347,824 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $347,824 | $30,569 | $317,255 | — | $347,824 | $347,824 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $327,067 | $30,569 | $296,498 | — | $327,067 | $327,067 | ~$6,771 | Partial |
| 2024 | $361,779 | — | — | −$331,779 | $30,000 | $— | $7,630 | Verified |
| 2023 | $373,000 | — | — | −$343,000 | $30,000 | $— | $7,787 | Verified |
| 2022 | $— | — | — | — | $30,000 | $— | $8,776 | Verified |
| 2021 | $24,000 | — | — | — | $24,000 | $— | $604 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +6.3% | +6.3% | ~100% | Not available | Partial |
| 2025 | -13.1% | -13.1% | ~100% | Not available | Partial |
| 2024 | -8.6% | -8.6% | ~100% | 2.0300% | Verified |
| 2023 | -5.2% | -5.2% | ~100% | 1.8900% | Verified |
| 2022 | +1709.1% ! | +1709.1% | ~100% | 2.0200% | Verified |
| 2021 | base year | — | ~100% | 2.5200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1262.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +6.3% | +362.0% | +89.8% | +1454.2% | 2023 | -9.6% | 2025 |
| Assessment Ratio | 100.0% | 63.3% | — | 100.0% | 2021 | 8.0% | 2023 |
| Effective Tax Rate (2025) | 2.0700% | 2.0700% | — | 2.0700% | 2025 | 2.0700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,771 | $5,698 | ~$8,229 | $7,787 | 2023 | $604 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$628,410 | ~$359,774 | ~2.0085% | ~$7,226 | +92.1% |
| 2027 | ~$1,207,395 | ~$395,751 | ~1.9468% | ~$7,704 | +269.2% |
| 2028 | ~$2,319,828 | ~$435,326 | ~1.8851% | ~$8,206 | +609.3% |
| 2029 | ~$4,457,201 | ~$478,859 | ~1.8234% | ~$8,731 | +1262.8% |
| 2030 | ~$8,563,841 | ~$526,745 | ~1.7617% | ~$9,280 | +2518.4% |
| 2026 | ~$621,869 | ~$359,774 | ~2.0702% | ~$7,448 | +90.1% |
| 2027 | ~$1,182,390 | ~$395,751 | ~2.0702% | ~$8,193 | +261.5% |
| 2028 | ~$2,248,136 | ~$435,326 | ~2.0702% | ~$9,012 | +587.4% |
| 2029 | ~$4,274,492 | ~$478,859 | ~2.0702% | ~$9,913 | +1206.9% |
| 2030 | ~$8,127,304 | ~$526,745 | ~2.0702% | ~$10,905 | +2384.9% |
| 2026 | ~$634,951 | ~$359,774 | ~1.9776% | ~$7,115 | +94.1% |
| 2027 | ~$1,232,662 | ~$395,751 | ~1.8851% | ~$7,460 | +276.9% |
| 2028 | ~$2,393,029 | ~$435,326 | ~1.7925% | ~$7,803 | +631.7% |
| 2029 | ~$4,645,705 | ~$478,859 | ~1.7000% | ~$8,141 | +1320.4% |
| 2030 | ~$9,018,937 | ~$526,745 | ~1.6074% | ~$8,467 | +2657.5% |
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.