6405 CARRIAGE PINES DR TX 78617
| Owner | BRONAUGH TIMOTHY LESLIE |
|---|---|
| Parcel ID | 0332381609 |
| Short ID | 919178 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,497 SF |
| Land SF | 4,792 SF |
| Acres | 0.110 |
| Year Built | 2020 |
| Legal | LOT 9 BLK D ROSS ROAD SUBD |
| Neighborhood | G0330 |
| Land | $30,641 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $30,641 |
| Improvement | $306,757 |
|---|---|
| Total Improvement | $306,757 |
| Market | $337,398 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $337,398 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $337,398 |
| Exemptions (−) (HS) | −$67,480 |
|---|---|
| Taxable Value | $269,918 |
Appreciation: Market value has risen +1305.8% from $24,000 (2021) to $337,398 (2025), a CAGR of 93.6% 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 $6,128. Del Valle ISD is the largest single contributor, at 44.4% 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 $306,757 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 +93.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $9,184,522 by 2030, with an estimated annual tax burden around $10,660. 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 | 2,497 SF | ✗ |
| 2ND | 2nd Floor | 1,276 SF | ✓ |
| 1ST | 1st Floor | 1,221 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 380 SF | ✓ |
| 612 | TERRACE UNCOVERD | 100 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 56 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 256% 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% | $1,873.11 | $1,873.11 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,014.47 | $1,014.47 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $343.70 | $343.70 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $330.35 | $330.35 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $330.35 | $330.35 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $318.57 | $318.57 | 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% | $4,221.28 | $4,221.28 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $315,839 | $337,398 | -6.4% |
| Assessed Value | $315,839 | $337,398 | -6.4% |
| Land Value | $30,641 | $30,641 | +0.0% |
| Improvement Value | $285,198 | $306,757 | -7.0% |
| Taxable Value | $252,671 | $269,918 | -6.4% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$5,736
Estimated
|
~$4,221
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $356,075 | $315,839 | -40,236 (-11.3%) |
| Taxable Value | $284,860 | $252,671 | -32,189 (-11.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $315,839 | $30,641 | $285,198 | — | $315,839 | $252,671 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $337,398 | $30,641 | $306,757 | — | $337,398 | $269,918 | ~$4,221 | Partial |
| 2024 | $445,079 | — | — | −$415,079 | $30,000 | $— | $5,278 | Verified |
| 2023 | $379,313 | — | — | −$349,313 | $30,000 | $— | $7,719 | Verified |
| 2022 | $106,512 | — | — | −$76,512 | $30,000 | $— | $8,804 | Verified |
| 2021 | $24,000 | — | — | — | $30,000 ! | $— | $2,542 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +5.5% | +5.5% | ~100% | Not available | Partial |
| 2025 | -10.9% | -10.9% | ~100% | Not available | Partial |
| 2024 | -14.9% | -14.9% | ~100% | 1.3900% | Verified |
| 2023 | +17.3% | +17.3% | ~100% | 1.7300% | Verified |
| 2022 | +256.1% ! | +256.1% | ~100% | 2.3200% | Verified |
| 2021 | base year | — | ~100% | 10.5900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +216.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -6.4% | +117.3% | +96.3% | +343.8% | 2022 | -24.2% | 2025 |
| Assessment Ratio | 100.0% | 61.3% | — | 125.0% | 2021 | 6.7% | 2024 |
| 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 |
$4,221 | $5,713 | ~$9,396 | $8,804 | 2022 | $2,542 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$653,319 | ~$371,138 | ~2.2085% | ~$8,197 | +93.6% |
| 2027 | ~$1,265,051 | ~$408,252 | ~2.1468% | ~$8,764 | +274.9% |
| 2028 | ~$2,449,576 | ~$449,077 | ~2.0851% | ~$9,364 | +626.0% |
| 2029 | ~$4,743,225 | ~$493,984 | ~2.0234% | ~$9,995 | +1305.8% |
| 2030 | ~$9,184,522 | ~$543,383 | ~1.9617% | ~$10,660 | +2622.2% |
| 2026 | ~$646,571 | ~$371,138 | ~2.2702% | ~$8,426 | +91.6% |
| 2027 | ~$1,239,053 | ~$408,252 | ~2.2702% | ~$9,268 | +267.2% |
| 2028 | ~$2,374,454 | ~$449,077 | ~2.2702% | ~$10,195 | +603.8% |
| 2029 | ~$4,550,275 | ~$493,984 | ~2.2702% | ~$11,214 | +1248.6% |
| 2030 | ~$8,719,898 | ~$543,383 | ~2.2702% | ~$12,336 | +2484.5% |
| 2026 | ~$660,067 | ~$371,138 | ~2.1776% | ~$8,082 | +95.6% |
| 2027 | ~$1,291,319 | ~$408,252 | ~2.0851% | ~$8,512 | +282.7% |
| 2028 | ~$2,526,266 | ~$449,077 | ~1.9925% | ~$8,948 | +648.7% |
| 2029 | ~$4,942,249 | ~$493,984 | ~1.9000% | ~$9,386 | +1364.8% |
| 2030 | ~$9,668,745 | ~$543,383 | ~1.8074% | ~$9,821 | +2765.7% |
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.