6520 CARRIAGE PINES DR TX 78617
| Owner | RIVERA-SALAIS PATRICIA G |
|---|---|
| Parcel ID | 0332381536 |
| Short ID | 919169 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,838 SF |
| Land SF | 5,227 SF |
| Acres | 0.120 |
| Year Built | 2021 |
| Legal | LOT 36 BLK E ROSS ROAD SUBD |
| Neighborhood | G0330 |
| Land | $30,712 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $30,712 |
| Improvement | $307,284 |
|---|---|
| Total Improvement | $307,284 |
| Market | $337,996 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $337,996 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $337,996 |
| Exemptions (−) (HS) | −$67,599 |
|---|---|
| Taxable Value | $270,397 |
Appreciation: Market value has risen +1308.3% from $24,000 (2021) to $337,996 (2025), a CAGR of 93.7% 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 $5,598. Del Valle ISD is the largest single contributor, at 37.8% 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 ($30,712 land vs $307,284 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 +93.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $9,221,190 by 2030, with an estimated annual tax burden around $9,590. 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 | 1,838 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,838 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 405 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 132 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 1673% 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% | $1,878.78 | $1,878.78 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,416.93 | $1,416.93 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,016.27 | $1,016.27 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $344.32 | $344.32 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $319.13 | $319.13 | Paid |
| Combined Rate | 2.3170% | 2.1629% | 1.9525% | 2.0282% | 2.0702% | +0.0420% | $4,975.43 | $4,975.43 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $342,919 | $337,996 | +1.5% |
| Assessed Value | $342,919 | $337,996 | +1.5% |
| Land Value | $30,712 | $30,712 | +0.0% |
| Improvement Value | $312,207 | $307,284 | +1.6% |
| Taxable Value | $274,335 | $270,397 | +1.5% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$5,679
Estimated
|
~$4,975
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $342,919 | $342,919 | +0 (+0.0%) |
| Taxable Value | $274,335 | $274,335 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $342,919 | $30,712 | $312,207 | — | $342,919 | $274,335 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $337,996 | $30,712 | $307,284 | — | $337,996 | $270,397 | ~$4,975 | Partial |
| 2024 | $403,511 | — | — | −$373,511 | $30,000 | $— | $6,371 | Verified |
| 2023 | $425,627 | — | — | −$395,627 | $30,000 | $— | $6,235 | Verified |
| 2022 | $— | — | — | — | $30,000 | $— | $8,031 | Verified |
| 2021 | $24,000 | — | — | — | $24,000 | $— | $556 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.5% | +1.5% | ~100% | Not available | Partial |
| 2025 | -14.5% | -14.5% | ~100% | Not available | Partial |
| 2024 | -2.0% | -2.0% | ~100% | 1.6100% | Verified |
| 2023 | -5.2% | -5.2% | ~100% | 1.5500% | Verified |
| 2022 | +1673.4% ! | +1673.4% | ~100% | 1.8900% | Verified |
| 2021 | base year | — | ~100% | 2.3200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1308.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.5% | +413.4% | +93.2% | +1673.4% | 2023 | -16.2% | 2025 |
| Assessment Ratio | 100.0% | 62.9% | — | 100.0% | 2021 | 7.0% | 2023 |
| Effective Tax Rate (2025) | 1.4700% | 1.4700% | — | 1.4700% | 2025 | 1.4700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$4,975 | $4,534 | ~$8,505 | $6,371 | 2024 | $556 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$654,767 | ~$371,796 | ~2.0085% | ~$7,467 | +93.7% |
| 2027 | ~$1,268,416 | ~$408,975 | ~1.9468% | ~$7,962 | +275.3% |
| 2028 | ~$2,457,179 | ~$449,873 | ~1.8851% | ~$8,481 | +627.0% |
| 2029 | ~$4,760,054 | ~$494,860 | ~1.8234% | ~$9,023 | +1308.3% |
| 2030 | ~$9,221,190 | ~$544,346 | ~1.7617% | ~$9,590 | +2628.2% |
| 2026 | ~$648,007 | ~$371,796 | ~2.0702% | ~$7,697 | +91.7% |
| 2027 | ~$1,242,361 | ~$408,975 | ~2.0702% | ~$8,467 | +267.6% |
| 2028 | ~$2,381,857 | ~$449,873 | ~2.0702% | ~$9,313 | +604.7% |
| 2029 | ~$4,566,503 | ~$494,860 | ~2.0702% | ~$10,245 | +1251.1% |
| 2030 | ~$8,754,912 | ~$544,346 | ~2.0702% | ~$11,269 | +2490.2% |
| 2026 | ~$661,527 | ~$371,796 | ~1.9776% | ~$7,353 | +95.7% |
| 2027 | ~$1,294,742 | ~$408,975 | ~1.8851% | ~$7,710 | +283.1% |
| 2028 | ~$2,534,072 | ~$449,873 | ~1.7925% | ~$8,064 | +649.7% |
| 2029 | ~$4,959,694 | ~$494,860 | ~1.7000% | ~$8,413 | +1367.4% |
| 2030 | ~$9,707,126 | ~$544,346 | ~1.6074% | ~$8,750 | +2772.0% |
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.