6309 CARRIAGE PINES DR TX 78617
| Owner | LUU PHUOC VINH |
|---|---|
| Parcel ID | 0332381616 |
| Short ID | 919185 |
| 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 16 BLK D ROSS ROAD SUBD |
| Neighborhood | G0330 |
| Land | $30,641 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $30,641 |
| Improvement | $283,132 |
|---|---|
| Total Improvement | $283,132 |
| Market | $313,773 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $313,773 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $313,773 |
| Taxable Value | $313,773 |
|---|
Appreciation: Market value has risen +1207.4% from $24,000 (2021) to $313,773 (2025), a CAGR of 90.2% 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 $7,123. 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 ($30,641 land vs $283,132 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 +90.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,800,474 by 2030, with an estimated annual tax burden around $9,913. 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 625% 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% | $2,977.39 | $2,977.39 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,179.30 | $1,179.30 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $370.32 | $370.32 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $324.44 | $324.44 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $306.73 | $306.73 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $306.73 | $306.73 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $36.93 | $36.93 | Paid |
| Combined Rate | 2.5170% | 2.3527% | 2.1525% | 2.2282% | 2.2702% | +0.0420% | $5,501.84 | $5,501.84 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $347,896 | $313,773 | +10.9% |
| Assessed Value | $347,896 | $313,773 | +10.9% |
| Land Value | $30,641 | $30,641 | +0.0% |
| Improvement Value | $317,255 | $283,132 | +12.1% |
| Taxable Value | $347,896 | $313,773 | +10.9% |
| Total Tax 2026 = estimate |
~$7,898
Estimated
|
~$5,502
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $347,896 | $347,896 | +0 (+0.0%) |
| Taxable Value | $347,896 | $347,896 | +0 (+0.0%) |
| 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 | $347,896 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $313,773 | $30,641 | $283,132 | — | $313,773 | $313,773 | ~$5,502 | Partial |
| 2024 | $411,582 | — | — | −$381,582 | $30,000 | $— | $6,605 | Verified |
| 2023 | $434,176 | — | — | −$404,176 | $30,000 | $— | $8,743 | Verified |
| 2022 | $59,902 | — | — | −$29,902 | $30,000 | $— | $8,874 | Verified |
| 2021 | $24,000 | — | — | — | $30,000 ! | $— | $1,369 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +10.9% | +10.9% | ~100% | Not available | Partial |
| 2025 | -16.6% | -16.6% | ~100% | Not available | Partial |
| 2024 | -8.6% | -8.6% | ~100% | 1.7600% | Verified |
| 2023 | -5.2% | -5.2% | ~100% | 2.1200% | Verified |
| 2022 | +624.8% ! | +624.8% | ~100% | 2.0400% | Verified |
| 2021 | base year | — | ~100% | 5.7000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +423.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +10.9% | +151.3% | +86.4% | +624.8% | 2023 | -23.8% | 2025 |
| Assessment Ratio | 100.0% | 64.9% | — | 125.0% | 2021 | 6.9% | 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 |
$5,502 | $6,219 | ~$8,738 | $8,874 | 2022 | $1,369 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$596,646 | ~$345,150 | ~2.2085% | ~$7,623 | +90.2% |
| 2027 | ~$1,134,535 | ~$379,665 | ~2.1468% | ~$8,151 | +261.6% |
| 2028 | ~$2,157,341 | ~$417,632 | ~2.0851% | ~$8,708 | +587.5% |
| 2029 | ~$4,102,229 | ~$459,395 | ~2.0234% | ~$9,295 | +1207.4% |
| 2030 | ~$7,800,474 | ~$505,335 | ~1.9617% | ~$9,913 | +2386.0% |
| 2026 | ~$590,370 | ~$345,150 | ~2.2702% | ~$7,836 | +88.2% |
| 2027 | ~$1,110,794 | ~$379,665 | ~2.2702% | ~$8,619 | +254.0% |
| 2028 | ~$2,089,982 | ~$417,632 | ~2.2702% | ~$9,481 | +566.1% |
| 2029 | ~$3,932,346 | ~$459,395 | ~2.2702% | ~$10,429 | +1153.2% |
| 2030 | ~$7,398,790 | ~$505,335 | ~2.2702% | ~$11,472 | +2258.0% |
| 2026 | ~$602,921 | ~$345,150 | ~2.1776% | ~$7,516 | +92.2% |
| 2027 | ~$1,158,526 | ~$379,665 | ~2.0851% | ~$7,916 | +269.2% |
| 2028 | ~$2,226,132 | ~$417,632 | ~1.9925% | ~$8,321 | +609.5% |
| 2029 | ~$4,277,558 | ~$459,395 | ~1.9000% | ~$8,728 | +1263.3% |
| 2030 | ~$8,219,417 | ~$505,335 | ~1.8074% | ~$9,134 | +2519.5% |
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.