6513 CARRIAGE PINES DR TX 78617
| Owner | SHAKIKHAH SHIDEH |
|---|---|
| Parcel ID | 0332381603 |
| Short ID | 919172 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,352 SF |
| Land SF | 4,792 SF |
| Acres | 0.110 |
| Year Built | 2020 |
| Legal | LOT 3 BLK D ROSS ROAD SUBD |
| Neighborhood | G0330 |
| Land | $30,641 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $30,641 |
| Improvement | $235,555 |
|---|---|
| Total Improvement | $235,555 |
| Market | $266,196 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $266,196 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $266,196 |
| Taxable Value | $266,196 |
|---|
Appreciation: Market value has risen +1009.1% from $24,000 (2021) to $266,196 (2025), a CAGR of 82.5% 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 $6,043. Del Valle ISD is the largest single contributor, at 54.1% 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 12% of market value ($30,641 land vs $235,555 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 +82.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,388,146 by 2030, with an estimated annual tax burden around $8,410. 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 | 1,352 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,352 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 387 SF | ✓ |
| 612 | TERRACE UNCOVERD | 143 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 48 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 864% 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% | $2,525.93 | $2,525.93 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,000.48 | $1,000.48 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $314.17 | $314.17 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $275.25 | $275.25 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $259.15 | $259.15 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $259.15 | $259.15 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $36.93 | $36.93 | Paid |
| Combined Rate | 2.5170% | 2.3527% | 2.1525% | 2.2282% | 2.2702% | +0.0420% | $4,671.06 | $4,671.06 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $269,999 | $266,196 | +1.4% |
| Assessed Value | $269,999 | $266,196 | +1.4% |
| Land Value | $30,641 | $30,641 | +0.0% |
| Improvement Value | $239,358 | $235,555 | +1.6% |
| Taxable Value | $269,999 | $266,196 | +1.4% |
| Total Tax 2026 = estimate |
~$6,129
Estimated
|
~$4,671
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $269,999 | $269,999 | +0 (+0.0%) |
| Taxable Value | $269,999 | $269,999 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $269,999 | $30,641 | $239,358 | — | $269,999 | $269,999 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $266,196 | $30,641 | $235,555 | — | $266,196 | $266,196 | ~$4,671 | Partial |
| 2024 | $311,972 | — | — | −$281,972 | $30,000 | $— | $5,502 | Verified |
| 2023 | $331,714 | — | — | −$301,714 | $30,000 | $— | $6,599 | Verified |
| 2022 | $34,417 | — | — | −$4,417 | $30,000 | $— | $7,684 | Verified |
| 2021 | $24,000 | — | — | — | $30,000 ! | $— | $727 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.4% | +1.4% | ~100% | Not available | Partial |
| 2025 | -15.0% | -15.0% | ~100% | Not available | Partial |
| 2024 | +0.4% | +0.4% | ~100% | 1.7600% | Verified |
| 2023 | -6.0% | -6.0% | ~100% | 2.1200% | Verified |
| 2022 | +863.8% ! | +863.8% | ~100% | 2.3200% | Verified |
| 2021 | base year | — | ~100% | 3.0300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +673.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.4% | +177.6% | +82.0% | +863.8% | 2023 | -14.7% | 2025 |
| Assessment Ratio | 100.0% | 71.8% | — | 125.0% | 2021 | 9.0% | 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 |
$4,671 | $5,037 | ~$7,413 | $7,684 | 2022 | $727 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$485,791 | ~$292,816 | ~2.2085% | ~$6,467 | +82.5% |
| 2027 | ~$886,537 | ~$322,097 | ~2.1468% | ~$6,915 | +233.0% |
| 2028 | ~$1,617,872 | ~$354,307 | ~2.0851% | ~$7,388 | +507.8% |
| 2029 | ~$2,952,513 | ~$389,738 | ~2.0234% | ~$7,886 | +1009.2% |
| 2030 | ~$5,388,146 | ~$428,711 | ~1.9617% | ~$8,410 | +1924.1% |
| 2026 | ~$480,467 | ~$292,816 | ~2.2702% | ~$6,647 | +80.5% |
| 2027 | ~$867,211 | ~$322,097 | ~2.2702% | ~$7,312 | +225.8% |
| 2028 | ~$1,565,261 | ~$354,307 | ~2.2702% | ~$8,043 | +488.0% |
| 2029 | ~$2,825,195 | ~$389,738 | ~2.2702% | ~$8,848 | +961.3% |
| 2030 | ~$5,099,296 | ~$428,711 | ~2.2702% | ~$9,733 | +1815.6% |
| 2026 | ~$491,115 | ~$292,816 | ~2.1776% | ~$6,376 | +84.5% |
| 2027 | ~$906,075 | ~$322,097 | ~2.0851% | ~$6,716 | +240.4% |
| 2028 | ~$1,671,650 | ~$354,307 | ~1.9925% | ~$7,060 | +528.0% |
| 2029 | ~$3,084,086 | ~$389,738 | ~1.9000% | ~$7,405 | +1058.6% |
| 2030 | ~$5,689,940 | ~$428,711 | ~1.8074% | ~$7,749 | +2037.5% |
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.