6512 CARRIAGE PINES DR TX 78617
| Owner | MWAMBA BONA-LAURENT & TIFFANY MERCADO |
|---|---|
| Parcel ID | 0332381534 |
| Short ID | 919167 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,665 SF |
| Land SF | 4,356 SF |
| Acres | 0.100 |
| Year Built | 2021 |
| Legal | LOT 34 BLK E ROSS ROAD SUBD |
| Neighborhood | G0330 |
| Land | $30,569 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $30,569 |
| Improvement | $271,318 |
|---|---|
| Total Improvement | $271,318 |
| Market | $301,887 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $301,887 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $301,887 |
| Taxable Value | $301,887 |
|---|
Appreciation: Market value has risen +1157.9% from $24,000 (2021) to $301,887 (2025), a CAGR of 88.3% 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 $6,250. Del Valle ISD is the largest single contributor, at 35.7% 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 10% of market value ($30,569 land vs $271,318 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 +88.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,151,314 by 2030, with an estimated annual tax burden around $8,565. 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 | 1,665 SF | ✗ |
| 2ND | 2nd Floor | 840 SF | ✓ |
| 1ST | 1st Floor | 825 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 380 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 115 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 822% 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% | $1,536.15 | $1,536.15 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,265.55 | $1,265.55 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $907.70 | $907.70 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $306.98 | $306.98 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $285.04 | $285.04 | Paid |
| Combined Rate | 2.3170% | 2.1629% | 1.9525% | 2.0282% | 2.0702% | +0.0420% | $4,301.42 | $4,301.42 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $306,171 | $301,887 | +1.4% |
| Assessed Value | $306,171 | $301,887 | +1.4% |
| Land Value | $30,569 | $30,569 | +0.0% |
| Improvement Value | $275,602 | $271,318 | +1.6% |
| Taxable Value | $244,937 | $301,887 | -18.9% |
| Exemptions | HS | H | |
| Total Tax 2026 = estimate |
~$5,071
Estimated
|
~$4,301
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $306,171 | $306,171 | +0 (+0.0%) |
| Taxable Value | $244,937 | $244,937 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $306,171 | $30,569 | $275,602 | — | $306,171 | $244,937 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $301,887 | $30,569 | $271,318 | — | $301,887 | $301,887 | ~$4,301 | Partial |
| 2024 | $358,534 | — | — | −$328,534 | $30,000 | $— | $5,527 | Verified |
| 2023 | $221,394 | — | — | −$191,394 | $30,000 | $— | $5,387 | Verified |
| 2022 | $— | — | — | — | $30,000 | $— | $4,789 | Verified |
| 2021 | $24,000 | — | — | — | $24,000 | $— | $556 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.4% | +1.4% | ~100% | Not available | Partial |
| 2025 | -14.8% | -14.8% | ~100% | Not available | Partial |
| 2024 | -1.2% | -1.2% | ~100% | 1.5600% | Verified |
| 2023 | +61.9% | +61.9% | ~100% | 1.5000% | Verified |
| 2022 | +822.5% ! | +822.5% | ~100% | 2.1600% | Verified |
| 2021 | base year | — | ~100% | 2.3200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1157.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.4% | +217.5% | +87.8% | +822.5% | 2023 | -15.8% | 2025 |
| Assessment Ratio | 100.0% | 64.4% | — | 100.0% | 2021 | 8.4% | 2024 |
| Effective Tax Rate (2025) | 1.4200% | 1.4200% | — | 1.4200% | 2025 | 1.4200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$4,301 | $3,943 | ~$7,596 | $5,527 | 2024 | $556 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$568,529 | ~$332,076 | ~2.0085% | ~$6,670 | +88.3% |
| 2027 | ~$1,070,683 | ~$365,283 | ~1.9468% | ~$7,111 | +254.7% |
| 2028 | ~$2,016,366 | ~$401,812 | ~1.8851% | ~$7,575 | +567.9% |
| 2029 | ~$3,797,323 | ~$441,993 | ~1.8234% | ~$8,059 | +1157.9% |
| 2030 | ~$7,151,314 | ~$486,192 | ~1.7617% | ~$8,565 | +2268.9% |
| 2026 | ~$562,491 | ~$332,076 | ~2.0702% | ~$6,875 | +86.3% |
| 2027 | ~$1,048,063 | ~$365,283 | ~2.0702% | ~$7,562 | +247.2% |
| 2028 | ~$1,952,804 | ~$401,812 | ~2.0702% | ~$8,318 | +546.9% |
| 2029 | ~$3,638,566 | ~$441,993 | ~2.0702% | ~$9,150 | +1105.3% |
| 2030 | ~$6,779,562 | ~$486,192 | ~2.0702% | ~$10,065 | +2145.7% |
| 2026 | ~$574,567 | ~$332,076 | ~1.9776% | ~$6,567 | +90.3% |
| 2027 | ~$1,093,545 | ~$365,283 | ~1.8851% | ~$6,886 | +262.2% |
| 2028 | ~$2,081,291 | ~$401,812 | ~1.7925% | ~$7,203 | +589.4% |
| 2029 | ~$3,961,220 | ~$441,993 | ~1.7000% | ~$7,514 | +1212.2% |
| 2030 | ~$7,539,198 | ~$486,192 | ~1.6074% | ~$7,815 | +2397.4% |
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.