6325 CARRIAGE PINES DR TX 78617
| Owner | ANGSIY JULIE & RONALD ANGSIY |
|---|---|
| Parcel ID | 0332381612 |
| Short ID | 919181 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,695 SF |
| Land SF | 5,227 SF |
| Acres | 0.120 |
| Year Built | 2020 |
| Legal | LOT 12 BLK D ROSS ROAD SUBD |
| Neighborhood | G0330 |
| Land | $30,712 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $30,712 |
| Improvement | $280,518 |
|---|---|
| Total Improvement | $280,518 |
| Market | $311,230 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $311,230 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $311,230 |
| Taxable Value | $311,230 |
|---|
Appreciation: Market value has risen +1196.8% from $24,000 (2021) to $311,230 (2025), a CAGR of 89.8% 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 $7,065. Del Valle ISD is the largest single contributor, at 54.1% 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 10% of market value ($30,712 land vs $280,518 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 +89.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,658,950 by 2030, with an estimated annual tax burden around $9,833. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,695 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,695 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 407 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 138 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 993% 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% | $2,953.26 | $2,953.26 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,169.74 | $1,169.74 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $367.32 | $367.32 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $321.81 | $321.81 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $305.09 | $305.09 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $305.09 | $305.09 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $32.19 | $32.19 | Paid |
| Combined Rate | 2.5170% | 2.3527% | 2.1525% | 2.2282% | 2.2702% | +0.0420% | $5,454.50 | $5,454.50 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $315,811 | $311,230 | +1.5% |
| Assessed Value | $315,811 | $311,230 | +1.5% |
| Land Value | $30,712 | $30,712 | +0.0% |
| Improvement Value | $285,099 | $280,518 | +1.6% |
| Taxable Value | $315,811 | $311,230 | +1.5% |
| Total Tax 2026 = estimate |
~$7,169
Estimated
|
~$5,454
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $315,811 | $315,811 | +0 (+0.0%) |
| Taxable Value | $315,811 | $315,811 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $315,811 | $30,712 | $285,099 | — | $315,811 | $315,811 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $311,230 | $30,712 | $280,518 | — | $311,230 | $311,230 | ~$5,454 | Partial |
| 2024 | $370,951 | — | — | −$340,951 | $30,000 | $— | $6,403 | Verified |
| 2023 | $394,823 | — | — | −$364,823 | $30,000 | $— | $7,866 | Verified |
| 2022 | $36,122 | — | — | −$6,122 | $30,000 | $— | $9,167 | Verified |
| 2021 | $24,000 | — | — | — | $30,000 ! | $— | $767 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.5% | +1.5% | ~100% | Not available | Partial |
| 2025 | -14.7% | -14.7% | ~100% | Not available | Partial |
| 2024 | -1.7% | -1.7% | ~100% | 1.7600% | Verified |
| 2023 | -6.0% | -6.0% | ~100% | 2.1200% | Verified |
| 2022 | +993.0% ! | +993.0% | ~100% | 2.3200% | Verified |
| 2021 | base year | — | ~100% | 3.2000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +761.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.5% | +204.6% | +89.2% | +993.0% | 2023 | -16.1% | 2025 |
| Assessment Ratio | 100.0% | 70.6% | — | 125.0% | 2021 | 7.6% | 2023 |
| Effective Tax Rate (2025) | 1.7500% | 1.7500% | — | 1.7500% | 2025 | 1.7500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,454 | $5,931 | ~$8,667 | $9,167 | 2022 | $767 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$590,608 | ~$342,353 | ~2.2085% | ~$7,561 | +89.8% |
| 2027 | ~$1,120,770 | ~$376,588 | ~2.1468% | ~$8,085 | +260.1% |
| 2028 | ~$2,126,837 | ~$414,247 | ~2.0851% | ~$8,637 | +583.4% |
| 2029 | ~$4,036,005 | ~$455,672 | ~2.0234% | ~$9,220 | +1196.8% |
| 2030 | ~$7,658,950 | ~$501,239 | ~1.9617% | ~$9,833 | +2360.9% |
| 2026 | ~$584,383 | ~$342,353 | ~2.2702% | ~$7,772 | +87.8% |
| 2027 | ~$1,097,270 | ~$376,588 | ~2.2702% | ~$8,549 | +252.6% |
| 2028 | ~$2,060,297 | ~$414,247 | ~2.2702% | ~$9,404 | +562.0% |
| 2029 | ~$3,868,529 | ~$455,672 | ~2.2702% | ~$10,345 | +1143.0% |
| 2030 | ~$7,263,767 | ~$501,239 | ~2.2702% | ~$11,379 | +2233.9% |
| 2026 | ~$596,832 | ~$342,353 | ~2.1776% | ~$7,455 | +91.8% |
| 2027 | ~$1,144,519 | ~$376,588 | ~2.0851% | ~$7,852 | +267.7% |
| 2028 | ~$2,194,794 | ~$414,247 | ~1.9925% | ~$8,254 | +605.2% |
| 2029 | ~$4,208,860 | ~$455,672 | ~1.9000% | ~$8,658 | +1252.3% |
| 2030 | ~$8,071,148 | ~$501,239 | ~1.8074% | ~$9,060 | +2493.3% |
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.