6409 CARRIAGE PINES DR TX 78617
| Owner | VARGAS JAVIER A HERRERA & |
|---|---|
| Parcel ID | 0332381608 |
| Short ID | 919177 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,466 SF |
| Land SF | 5,227 SF |
| Acres | 0.120 |
| Year Built | 2021 |
| Legal | LOT 8 BLK D ROSS ROAD SUBD |
| Neighborhood | G0330 |
| Land | $30,712 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $30,712 |
| Improvement | $367,460 |
|---|---|
| Total Improvement | $367,460 |
| Market | $398,172 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $398,172 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $398,172 |
| Exemptions (−) (HS) | −$79,634 |
|---|---|
| Taxable Value | $318,538 |
Appreciation: Market value has risen +1559.0% from $24,000 (2021) to $398,172 (2025), a CAGR of 101.8% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→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 $7,231. Del Valle ISD is the largest single contributor, at 46.8% 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 8% of market value ($30,712 land vs $367,460 improvements), about $6/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Forward Outlook: Holding the +101.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $13,331,992 by 2030, with an estimated annual tax burden around $12,580. 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.
9 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 | 130 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 39 SF | ✗ |
| 411 | SOLAR DEVICES RESIDENTIAL | 12 SF | ✓ |
| 252 | BEDROOMS | 5 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 1472% 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% | $2,449.79 | $2,449.79 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,197.21 | $1,197.21 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $406.54 | $406.54 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $398.17 | $398.17 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $398.17 | $398.17 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $375.95 | $375.95 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5.98 | $5.98 | Paid |
| Combined Rate | 2.5170% | 2.3527% | 2.1525% | 2.2282% | 2.2702% | +0.0420% | $5,231.81 | $5,231.81 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $381,411 | $398,172 | -4.2% |
| Assessed Value | $381,411 | $398,172 | -4.2% |
| Land Value | $30,712 | $30,712 | +0.0% |
| Improvement Value | $350,699 | $367,460 | -4.6% |
| Taxable Value | $305,129 | $318,538 | -4.2% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$6,927
Estimated
|
~$5,232
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $381,411 | $381,411 | +0 (+0.0%) |
| Taxable Value | $305,129 | $305,129 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $381,411 | $30,712 | $350,699 | — | $381,411 | $305,129 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $398,172 | $30,712 | $367,460 | — | $398,172 | $318,538 | ~$5,232 | Partial |
| 2024 | $477,882 | — | — | −$447,882 | $30,000 | $— | $6,850 | Verified |
| 2023 | $377,374 | — | — | −$347,374 | $30,000 | $— | $8,397 | Verified |
| 2022 | $— | — | — | — | $19,200 | $— | $7,934 | Verified |
| 2021 | $24,000 | — | — | — | $24,000 | $— | $491 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -4.2% | -4.2% | ~100% | Not available | Partial |
| 2025 | -15.8% | -15.8% | ~100% | Not available | Partial |
| 2024 | -1.1% | -1.1% | ~100% | 1.4500% | Verified |
| 2023 | +26.6% | +26.6% | ~100% | 1.7600% | Verified |
| 2022 | +1472.4% ! | +1472.4% | ~100% | 2.1000% | Verified |
| 2021 | base year | — | ~100% | 2.0400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1559.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.2% | +369.5% | +103.6% | +1472.4% | 2023 | -16.7% | 2025 |
| Assessment Ratio | 100.0% | 62.8% | — | 100.0% | 2021 | 6.3% | 2024 |
| Effective Tax Rate (2025) | 1.3100% | 1.3100% | — | 1.3100% | 2025 | 1.3100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,232 | $5,243 | ~$11,088 | $8,397 | 2023 | $491 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$803,592 | ~$437,989 | ~2.2085% | ~$9,673 | +101.8% |
| 2027 | ~$1,621,812 | ~$481,788 | ~2.1468% | ~$10,343 | +307.3% |
| 2028 | ~$3,273,146 | ~$529,967 | ~2.0851% | ~$11,050 | +722.0% |
| 2029 | ~$6,605,873 | ~$582,964 | ~2.0234% | ~$11,796 | +1559.1% |
| 2030 | ~$13,331,992 | ~$641,260 | ~1.9617% | ~$12,580 | +3248.3% |
| 2026 | ~$795,629 | ~$437,989 | ~2.2702% | ~$9,943 | +99.8% |
| 2027 | ~$1,589,827 | ~$481,788 | ~2.2702% | ~$10,937 | +299.3% |
| 2028 | ~$3,176,798 | ~$529,967 | ~2.2702% | ~$12,031 | +697.8% |
| 2029 | ~$6,347,888 | ~$582,964 | ~2.2702% | ~$13,234 | +1494.3% |
| 2030 | ~$12,684,369 | ~$641,260 | ~2.2702% | ~$14,558 | +3085.7% |
| 2026 | ~$811,555 | ~$437,989 | ~2.1776% | ~$9,538 | +103.8% |
| 2027 | ~$1,654,115 | ~$481,788 | ~2.0851% | ~$10,046 | +315.4% |
| 2028 | ~$3,371,422 | ~$529,967 | ~1.9925% | ~$10,560 | +746.7% |
| 2029 | ~$6,871,642 | ~$582,964 | ~1.9000% | ~$11,076 | +1625.8% |
| 2030 | ~$14,005,803 | ~$641,260 | ~1.8074% | ~$11,590 | +3417.5% |
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.