6521 CARRIAGE PINES DR TX 78617
| Owner | HORVAT ARIJAN |
|---|---|
| Parcel ID | 0332381601 |
| Short ID | 919170 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,466 SF |
| Land SF | 5,663 SF |
| Acres | 0.130 |
| Year Built | 2020 |
| Legal | LOT 1 BLK D ROSS ROAD SUBD |
| Neighborhood | G0330 |
| Land | $30,784 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $30,784 |
| Improvement | $310,216 |
|---|---|
| Total Improvement | $310,216 |
| Market | $341,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $341,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $341,000 |
| Taxable Value | $341,000 |
|---|
Appreciation: Market value has risen +1320.8% from $24,000 (2021) to $341,000 (2025), a CAGR of 94.1% 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 7 taxing entities is 2.2702% in 2025 (+0.0420% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $7,741. Del Valle ISD is the largest single contributor, at 54.2% 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 ($30,784 land vs $310,216 improvements), about $5/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 +94.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $9,406,614 by 2030, with an estimated annual tax burden around $10,773. 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 | ✓ |
| 612 | TERRACE UNCOVERD | 168 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 129 SF | ✗ |
| 252 | BEDROOMS | 5 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 681% 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% | $3,235.75 | $3,235.75 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,281.63 | $1,281.63 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $402.46 | $402.46 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $352.59 | $352.59 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $335.15 | $335.15 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $335.15 | $335.15 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $30.65 | $30.65 | Paid |
| Combined Rate | 2.5170% | 2.3527% | 2.1525% | 2.2282% | 2.2702% | +0.0420% | $5,973.38 | $5,973.38 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $305,000 | $341,000 | -10.6% |
| Assessed Value | $305,000 | $341,000 | -10.6% |
| Land Value | $30,784 | $30,784 | +0.0% |
| Improvement Value | $274,216 | $310,216 | -11.6% |
| Taxable Value | $305,000 | $341,000 | -10.6% |
| Total Tax 2026 = estimate |
~$6,924
Estimated
|
~$5,973
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $305,000 | $305,000 | +0 (+0.0%) |
| Taxable Value | $305,000 | $305,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $305,000 | $30,784 | $274,216 | — | $305,000 | $305,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $341,000 | $30,784 | $310,216 | — | $341,000 | $341,000 | ~$5,973 | Partial |
| 2024 | $447,290 | — | — | −$417,290 | $30,000 | $— | $6,261 | Verified |
| 2023 | $476,506 | — | — | −$446,506 | $30,000 | $— | $7,761 | Verified |
| 2022 | $61,027 | — | — | −$31,027 | $30,000 | $— | $9,793 | Verified |
| 2021 | $24,000 | — | — | — | $30,000 ! | $— | $1,393 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -10.6% | -10.6% | ~100% | Not available | Partial |
| 2025 | -22.1% | -22.1% | ~100% | Not available | Partial |
| 2024 | -2.1% | -2.1% | ~100% | 1.4300% | Verified |
| 2023 | -6.1% | -6.1% | ~100% | 1.7400% | Verified |
| 2022 | +680.8% ! | +680.8% | ~100% | 2.0600% | Verified |
| 2021 | base year | — | ~100% | 5.8000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +458.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -10.6% | +158.9% | +98.7% | +680.8% | 2023 | -23.8% | 2025 |
| Assessment Ratio | 100.0% | 64.5% | — | 125.0% | 2021 | 6.3% | 2023 |
| Effective Tax Rate (2025) | 1.7500% | 1.7500% | — | 1.7500% | 2025 | 1.7500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,973 | $6,236 | ~$9,496 | $9,793 | 2022 | $1,393 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$662,049 | ~$375,100 | ~2.2085% | ~$8,284 | +94.1% |
| 2027 | ~$1,285,363 | ~$412,610 | ~2.1468% | ~$8,858 | +276.9% |
| 2028 | ~$2,495,524 | ~$453,871 | ~2.0851% | ~$9,464 | +631.8% |
| 2029 | ~$4,845,042 | ~$499,258 | ~2.0234% | ~$10,102 | +1320.8% |
| 2030 | ~$9,406,614 | ~$549,184 | ~1.9617% | ~$10,773 | +2658.5% |
| 2026 | ~$655,229 | ~$375,100 | ~2.2702% | ~$8,515 | +92.1% |
| 2027 | ~$1,259,018 | ~$412,610 | ~2.2702% | ~$9,367 | +269.2% |
| 2028 | ~$2,419,194 | ~$453,871 | ~2.2702% | ~$10,304 | +609.4% |
| 2029 | ~$4,648,463 | ~$499,258 | ~2.2702% | ~$11,334 | +1263.2% |
| 2030 | ~$8,931,989 | ~$549,184 | ~2.2702% | ~$12,467 | +2519.4% |
| 2026 | ~$668,869 | ~$375,100 | ~2.1776% | ~$8,168 | +96.1% |
| 2027 | ~$1,311,982 | ~$412,610 | ~2.0851% | ~$8,603 | +284.7% |
| 2028 | ~$2,573,443 | ~$453,871 | ~1.9925% | ~$9,044 | +654.7% |
| 2029 | ~$5,047,790 | ~$499,258 | ~1.9000% | ~$9,486 | +1380.3% |
| 2030 | ~$9,901,203 | ~$549,184 | ~1.8074% | ~$9,926 | +2803.6% |
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.