6517 CARRIAGE PINES DR TX 78617
| Owner | CHANG PETER & MITCHELLE & WOE CHING CHANG |
|---|---|
| Parcel ID | 0332381602 |
| Short ID | 919171 |
| 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 | 2020 |
| Legal | LOT 2 BLK D ROSS ROAD SUBD |
| Neighborhood | G0330 |
| Land | $30,712 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $30,712 |
| Improvement | $298,437 |
|---|---|
| Total Improvement | $298,437 |
| Market | $329,149 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $329,149 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $329,149 |
| Exemptions (−) (DP,HS) | −$209,050 |
|---|---|
| Taxable Value | $120,099 |
Appreciation: Market value has risen +1271.5% from $24,000 (2021) to $329,149 (2025), a CAGR of 92.4% 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 6 taxing entities is 1.7462% in 2025 (-0.0044% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $2,097. Del Valle ISD is the largest single contributor, at 36.1% 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 $298,437 improvements), about $6/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 +92.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $8,686,987 by 2030, with an estimated annual tax burden around $7,734. 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.
6 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 | 144 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 839% 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% | $786.19 | $786.19 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $451.39 | $451.39 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $323.01 | $323.01 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $323.01 | $323.01 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $203.39 | $203.39 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $92.20 | $92.20 | Paid |
| Combined Rate | 1.9760% | 1.8900% | 1.7067% | 1.7506% | 1.7462% | -0.0044% | $2,179.19 | $2,179.19 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $334,051 | $329,149 | +1.5% |
| Assessed Value | $334,051 | $329,149 | +1.5% |
| Land Value | $30,712 | $30,712 | +0.0% |
| Improvement Value | $303,339 | $298,437 | +1.6% |
| Taxable Value | $121,972 | $120,099 | +1.6% |
| Exemptions | DP,HS | DP,HS | |
| Total Tax 2026 = estimate |
~$2,130
Estimated
|
~$2,179
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $334,051 | $334,051 | +0 (+0.0%) |
| Taxable Value | $124,021 | $121,972 | -2,049 (-1.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $334,051 | $30,712 | $303,339 | — | $334,051 | $121,972 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $329,149 | $30,712 | $298,437 | — | $329,149 | $120,099 | ~$2,179 | Partial |
| 2024 | $393,864 | — | — | −$363,864 | $30,000 | $— | $3,255 | Verified |
| 2023 | $286,070 | — | — | −$256,070 | $30,000 | $— | $3,608 | Verified |
| 2022 | $44,646 | — | — | −$14,646 | $30,000 | $— | $4,474 | Verified |
| 2021 | $24,000 | — | — | — | $30,000 ! | $— | $982 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.5% | +1.5% | ~100% | Not available | Partial |
| 2025 | -14.5% | -4.9% | ~100% | Not available | Partial |
| 2024 | -2.3% | +10.0% | 89.9% | 0.8500% | Verified |
| 2023 | -6.1% | -25.0% | 79.9% | 0.9200% | Verified |
| 2022 | +839.3% ! | +839.3% | ~100% | 1.0700% | Verified |
| 2021 | base year | — | ~100% | 4.0900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +637.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.5% | +129.9% | +91.9% | +540.8% | 2023 | -16.4% | 2025 |
| Assessment Ratio | 100.0% | 68.4% | — | 125.0% | 2021 | 7.6% | 2024 |
| Effective Tax Rate (2025) | 0.6600% | 0.6600% | — | 0.6600% | 2025 | 0.6600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$2,179 | $2,900 | ~$6,909 | $4,474 | 2022 | $982 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$633,414 | ~$362,064 | ~1.6887% | ~$6,114 | +92.4% |
| 2027 | ~$1,218,942 | ~$398,270 | ~1.6313% | ~$6,497 | +270.3% |
| 2028 | ~$2,345,733 | ~$438,097 | ~1.5738% | ~$6,895 | +612.7% |
| 2029 | ~$4,514,128 | ~$481,907 | ~1.5164% | ~$7,307 | +1271.5% |
| 2030 | ~$8,686,987 | ~$530,098 | ~1.4589% | ~$7,734 | +2539.2% |
| 2026 | ~$626,831 | ~$362,064 | ~1.7462% | ~$6,322 | +90.4% |
| 2027 | ~$1,193,738 | ~$398,270 | ~1.7462% | ~$6,954 | +262.7% |
| 2028 | ~$2,273,354 | ~$438,097 | ~1.7462% | ~$7,650 | +590.7% |
| 2029 | ~$4,329,374 | ~$481,907 | ~1.7462% | ~$8,415 | +1215.3% |
| 2030 | ~$8,244,860 | ~$530,098 | ~1.7462% | ~$9,256 | +2404.9% |
| 2026 | ~$639,997 | ~$362,064 | ~1.6600% | ~$6,010 | +94.4% |
| 2027 | ~$1,244,411 | ~$398,270 | ~1.5738% | ~$6,268 | +278.1% |
| 2028 | ~$2,419,632 | ~$438,097 | ~1.4876% | ~$6,517 | +635.1% |
| 2029 | ~$4,704,732 | ~$481,907 | ~1.4015% | ~$6,754 | +1329.4% |
| 2030 | ~$9,147,881 | ~$530,098 | ~1.3153% | ~$6,972 | +2679.3% |
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.