6413 CARRIAGE PINES DR TX 78617
| Owner | WECHSLER ANDREW & LAURA KASSIDY MONTGOMERY |
|---|---|
| Parcel ID | 0332381607 |
| Short ID | 919176 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,101 SF |
| Land SF | 4,792 SF |
| Acres | 0.110 |
| Year Built | 2020 |
| Legal | LOT 7 BLK D ROSS ROAD SUBD |
| Neighborhood | G0330 |
| Land | $30,641 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $30,641 |
| Improvement | $308,763 |
|---|---|
| Total Improvement | $308,763 |
| Market | $339,404 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $339,404 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $339,404 |
| Exemptions (−) (HS) | −$67,881 |
|---|---|
| Taxable Value | $271,523 |
Appreciation: Market value has risen +1314.2% from $24,000 (2021) to $339,404 (2025), a CAGR of 93.9% 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 $6,164. Del Valle ISD is the largest single contributor, at 44.5% 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 $308,763 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 +93.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $9,307,844 by 2030, with an estimated annual tax burden around $10,723. 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 |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,101 SF | ✗ |
| 2ND | 2nd Floor | 1,219 SF | ✓ |
| 1ST | 1st Floor | 882 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 380 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 60 SF | ✗ |
| 612 | TERRACE UNCOVERD | 18 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 327% 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% | $1,892.14 | $1,892.14 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,020.51 | $1,020.51 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $345.77 | $345.77 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $332.36 | $332.36 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $332.36 | $332.36 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $320.46 | $320.46 | 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% | $4,254.33 | $4,254.33 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $344,593 | $339,404 | +1.5% |
| Assessed Value | $344,593 | $339,404 | +1.5% |
| Land Value | $30,641 | $30,641 | +0.0% |
| Improvement Value | $313,952 | $308,763 | +1.7% |
| Taxable Value | $275,674 | $271,523 | +1.5% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$6,258
Estimated
|
~$4,254
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $344,593 | $344,593 | +0 (+0.0%) |
| Taxable Value | $275,674 | $275,674 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $344,593 | $30,641 | $313,952 | — | $344,593 | $275,674 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $339,404 | $30,641 | $308,763 | — | $339,404 | $271,523 | ~$4,254 | Partial |
| 2024 | $407,729 | — | — | −$377,729 | $30,000 | $— | $5,610 | Verified |
| 2023 | $434,176 | — | — | −$404,176 | $30,000 | $— | $6,979 | Verified |
| 2022 | $101,787 | — | — | −$71,787 | $30,000 | $— | $9,349 | Verified |
| 2021 | $24,000 | — | — | — | $30,000 ! | $— | $2,423 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.5% | +1.5% | ~100% | Not available | Partial |
| 2025 | -14.8% | -14.8% | ~100% | Not available | Partial |
| 2024 | -2.2% | -2.2% | ~100% | 1.4100% | Verified |
| 2023 | -6.1% | -6.1% | ~100% | 1.7100% | Verified |
| 2022 | +326.6% ! | +326.6% | ~100% | 2.1500% | Verified |
| 2021 | base year | — | ~100% | 10.1000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +233.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.5% | +125.9% | +93.3% | +326.6% | 2023 | -16.8% | 2025 |
| Assessment Ratio | 100.0% | 61.5% | — | 125.0% | 2021 | 6.9% | 2023 |
| Effective Tax Rate (2025) | 1.2500% | 1.2500% | — | 1.2500% | 2025 | 1.2500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$4,254 | $5,723 | ~$9,452 | $9,349 | 2022 | $2,423 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$658,178 | ~$373,344 | ~2.2085% | ~$8,245 | +93.9% |
| 2027 | ~$1,276,350 | ~$410,679 | ~2.1468% | ~$8,816 | +276.1% |
| 2028 | ~$2,475,120 | ~$451,747 | ~2.0851% | ~$9,419 | +629.3% |
| 2029 | ~$4,799,795 | ~$496,921 | ~2.0234% | ~$10,055 | +1314.2% |
| 2030 | ~$9,307,844 | ~$546,614 | ~1.9617% | ~$10,723 | +2642.4% |
| 2026 | ~$651,390 | ~$373,344 | ~2.2702% | ~$8,476 | +91.9% |
| 2027 | ~$1,250,159 | ~$410,679 | ~2.2702% | ~$9,323 | +268.3% |
| 2028 | ~$2,399,326 | ~$451,747 | ~2.2702% | ~$10,255 | +606.9% |
| 2029 | ~$4,604,827 | ~$496,921 | ~2.2702% | ~$11,281 | +1256.7% |
| 2030 | ~$8,837,663 | ~$546,614 | ~2.2702% | ~$12,409 | +2503.9% |
| 2026 | ~$664,966 | ~$373,344 | ~2.1776% | ~$8,130 | +95.9% |
| 2027 | ~$1,302,813 | ~$410,679 | ~2.0851% | ~$8,563 | +283.9% |
| 2028 | ~$2,552,493 | ~$451,747 | ~1.9925% | ~$9,001 | +652.1% |
| 2029 | ~$5,000,889 | ~$496,921 | ~1.9000% | ~$9,441 | +1373.4% |
| 2030 | ~$9,797,827 | ~$546,614 | ~1.8074% | ~$9,880 | +2786.8% |
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.