6401 CARRIAGE PINES DR TX 78617
| Owner | FERGUSON CARL FRANKLIN IV |
|---|---|
| Parcel ID | 0332381610 |
| Short ID | 919179 |
| 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 | 2021 |
| Legal | LOT 10 BLK D ROSS ROAD SUBD |
| Neighborhood | G0330 |
| Land | $30,641 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $30,641 |
| Improvement | $311,981 |
|---|---|
| Total Improvement | $311,981 |
| Market | $342,622 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $342,622 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $342,622 |
| Exemptions on file | HS |
|---|---|
| Taxable Value | $342,622 |
Appreciation: Market value has risen +1327.6% from $24,000 (2021) to $342,622 (2025), a CAGR of 94.4% 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.
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 $311,981 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 +94.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $9,507,586 by 2030, with an estimated annual tax burden around $0. 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 1709% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $347,896 | $342,622 | +1.5% |
| Assessed Value | $347,896 | $342,622 | +1.5% |
| Land Value | $30,641 | $30,641 | +0.0% |
| Improvement Value | $317,255 | $311,981 | +1.7% |
| Taxable Value | — | — | — |
| Exemptions | HS | HS | |
| Total Tax | Pending certification | — | |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $347,896 | $347,896 | +0 (+0.0%) |
| Taxable Value | — | — | — |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $347,896 | $30,641 | $317,255 | — | $347,896 | $— | Not yet — post-cert | Certified — no billing yet |
| 2025 | $342,622 | $30,641 | $311,981 | — | $342,622 | $— | not in county billing file ⓘ | Partial |
| 2024 | $411,582 | — | — | −$381,582 | $30,000 | $— | not in county billing file ⓘ | Partial |
| 2023 | $434,176 | — | — | −$404,176 | $30,000 | $— | not in county billing file ⓘ | Partial |
| 2022 | $— | — | — | — | $30,000 | $— | not in county billing file ⓘ | Partial |
| 2021 | $24,000 | — | — | — | $24,000 | $— | $493 | 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% | No billing data | Verified |
| 2023 | -5.2% | -5.2% | ~100% | No billing data | Verified |
| 2022 | +1709.1% ! | +1709.1% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | 2.0500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1327.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.5% | +422.1% | +93.8% | +1709.1% | 2023 | -16.8% | 2025 |
| Assessment Ratio | 100.0% | 62.8% | — | 100.0% | 2021 | 6.9% | 2023 |
|
Effective Tax Rate (2025)
⚑ Billing data available for 2025 only |
— | — | — | — | — | — | — |
| Tax Amount | $493 | $493 | — | $493 | 2021 | $493 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$665,988 | ~$376,884 | ~0.0000% | ~$0 | +94.4% |
| 2027 | ~$1,294,545 | ~$414,573 | ~0.0000% | ~$0 | +277.8% |
| 2028 | ~$2,516,334 | ~$456,030 | ~0.0000% | ~$0 | +634.4% |
| 2029 | ~$4,891,243 | ~$501,633 | ~0.0000% | ~$0 | +1327.6% |
| 2030 | ~$9,507,586 | ~$551,796 | ~0.0000% | ~$0 | +2674.9% |
| 2026 | ~$659,135 | ~$376,884 | ~0.0000% | ~$0 | +92.4% |
| 2027 | ~$1,268,043 | ~$414,573 | ~0.0000% | ~$0 | +270.1% |
| 2028 | ~$2,439,458 | ~$456,030 | ~0.0000% | ~$0 | +612.0% |
| 2029 | ~$4,693,022 | ~$501,633 | ~0.0000% | ~$0 | +1269.7% |
| 2030 | ~$9,028,424 | ~$551,796 | ~0.0000% | ~$0 | +2535.1% |
| 2026 | ~$672,840 | ~$376,884 | ~0.0000% | ~$0 | +96.4% |
| 2027 | ~$1,321,322 | ~$414,573 | ~0.0000% | ~$0 | +285.7% |
| 2028 | ~$2,594,808 | ~$456,030 | ~0.0000% | ~$0 | +657.3% |
| 2029 | ~$5,095,678 | ~$501,633 | ~0.0000% | ~$0 | +1387.3% |
| 2030 | ~$10,006,879 | ~$551,796 | ~0.0000% | ~$0 | +2820.7% |