6509 CARRIAGE PINES DR TX 78617
| Owner | HIGGINS SEAN MICHAEL |
|---|---|
| Parcel ID | 0332381604 |
| Short ID | 919173 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,496 SF |
| Land SF | 4,792 SF |
| Acres | 0.110 |
| Year Built | 2020 |
| Legal | LOT 4 BLK D ROSS ROAD SUBD |
| Neighborhood | G0330 |
| Land | $30,641 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $30,641 |
| Improvement | $320,210 |
|---|---|
| Total Improvement | $320,210 |
| Market | $350,851 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $350,851 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $350,851 |
| Exemptions (−) (HS) | −$70,170 |
|---|---|
| Taxable Value | $280,681 |
Appreciation: Market value has risen +1361.9% from $24,000 (2021) to $350,851 (2025), a CAGR of 95.5% 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 $6,372. Del Valle ISD is the largest single contributor, at 45.0% 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 ($30,641 land vs $320,210 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 +95.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $10,029,102 by 2030, with an estimated annual tax burden around $11,085. 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 | 2,496 SF | ✗ |
| 2ND | 2nd Floor | 1,276 SF | ✓ |
| 1ST | 1st Floor | 1,220 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 380 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 156 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 309% 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% | $2,000.77 | $2,000.77 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,054.93 | $1,054.93 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $357.61 | $357.61 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $343.80 | $343.80 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $343.80 | $343.80 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $331.27 | $331.27 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $10.73 | $10.73 | Paid |
| Combined Rate | 2.5170% | 2.3527% | 2.1525% | 2.2282% | 2.2702% | +0.0420% | $4,442.91 | $4,442.91 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $358,218 | $350,851 | +2.1% |
| Assessed Value | $358,218 | $350,851 | +2.1% |
| Land Value | $30,641 | $30,641 | +0.0% |
| Improvement Value | $327,577 | $320,210 | +2.3% |
| Taxable Value | $286,574 | $280,681 | +2.1% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$6,506
Estimated
|
~$4,443
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $358,218 | $358,218 | +0 (+0.0%) |
| Taxable Value | $286,574 | $286,574 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $358,218 | $30,641 | $327,577 | — | $358,218 | $286,574 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $350,851 | $30,641 | $320,210 | — | $350,851 | $280,681 | ~$4,443 | Partial |
| 2024 | $414,961 | — | — | −$384,961 | $30,000 | $— | $5,568 | Verified |
| 2023 | $450,733 | — | — | −$420,733 | $30,000 | $— | $7,122 | Verified |
| 2022 | $110,290 | — | — | −$80,290 | $30,000 | $— | $9,234 | Verified |
| 2021 | $24,000 | — | — | — | $30,000 ! | $— | $2,637 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +2.1% | +2.1% | ~100% | Not available | Partial |
| 2025 | -19.4% | -19.4% | ~100% | Not available | Partial |
| 2024 | -3.1% | -3.1% | ~100% | 1.2800% | Verified |
| 2023 | -0.4% | -0.4% | ~100% | 1.5900% | Verified |
| 2022 | +308.7% ! | +308.7% | ~100% | 2.0500% | Verified |
| 2021 | base year | — | ~100% | 10.9900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +218.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +2.1% | +129.4% | +94.7% | +359.5% | 2022 | -15.4% | 2025 |
| Assessment Ratio | 100.0% | 61.0% | — | 125.0% | 2021 | 6.7% | 2023 |
| Effective Tax Rate (2025) | 1.2700% | 1.2700% | — | 1.2700% | 2025 | 1.2700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$4,443 | $5,801 | ~$9,771 | $9,234 | 2022 | $2,637 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$686,042 | ~$385,936 | ~2.2085% | ~$8,523 | +95.5% |
| 2027 | ~$1,341,462 | ~$424,530 | ~2.1468% | ~$9,114 | +282.3% |
| 2028 | ~$2,623,049 | ~$466,983 | ~2.0851% | ~$9,737 | +647.6% |
| 2029 | ~$5,129,018 | ~$513,681 | ~2.0234% | ~$10,394 | +1361.9% |
| 2030 | ~$10,029,102 | ~$565,049 | ~1.9617% | ~$11,085 | +2758.5% |
| 2026 | ~$679,025 | ~$385,936 | ~2.2702% | ~$8,761 | +93.5% |
| 2027 | ~$1,314,161 | ~$424,530 | ~2.2702% | ~$9,638 | +274.6% |
| 2028 | ~$2,543,381 | ~$466,983 | ~2.2702% | ~$10,601 | +624.9% |
| 2029 | ~$4,922,371 | ~$513,681 | ~2.2702% | ~$11,662 | +1303.0% |
| 2030 | ~$9,526,586 | ~$565,049 | ~2.2702% | ~$12,828 | +2615.3% |
| 2026 | ~$693,059 | ~$385,936 | ~2.1776% | ~$8,404 | +97.5% |
| 2027 | ~$1,369,044 | ~$424,530 | ~2.0851% | ~$8,852 | +290.2% |
| 2028 | ~$2,704,362 | ~$466,983 | ~1.9925% | ~$9,305 | +670.8% |
| 2029 | ~$5,342,103 | ~$513,681 | ~1.9000% | ~$9,760 | +1422.6% |
| 2030 | ~$10,552,604 | ~$565,049 | ~1.8074% | ~$10,213 | +2907.7% |
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.