6305 CARRIAGE PINES DR TX 78617
| Owner | ORSHALICK DAVID M |
|---|---|
| Parcel ID | 0332381617 |
| Short ID | 919186 |
| 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 17 BLK D ROSS ROAD SUBD |
| Neighborhood | G0330 |
| Land | $30,712 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $30,712 |
| Improvement | $321,402 |
|---|---|
| Total Improvement | $321,402 |
| Market | $352,114 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $352,114 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $352,114 |
| Exemptions (−) (HS,OV65) | −$213,643 |
|---|---|
| Taxable Value | $138,471 |
Appreciation: Market value has risen +1367.1% from $24,000 (2021) to $352,114 (2025), a CAGR of 95.7% 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 6 taxing entities is 1.7462% in 2025 (-0.0044% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $2,418. Del Valle ISD is the largest single contributor, at 47.3% 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 ($30,712 land vs $321,402 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 +95.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $10,110,517 by 2030, with an estimated annual tax burden around $8,273. 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 | 2,466 SF | ✗ |
| 1ST | 1st Floor | 1,246 SF | ✓ |
| 2ND | 2nd Floor | 1,220 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 429 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 151 SF | ✗ |
| 252 | BEDROOMS | 5 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 1133% 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% | $1,443.41 | $1,443.41 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $520.44 | $520.44 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $345.97 | $345.97 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $345.97 | $345.97 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $281.37 | $281.37 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $113.88 | $113.88 | Paid |
| Combined Rate | 1.9760% | 1.8900% | 1.7067% | 1.7506% | 1.7462% | -0.0044% | $3,051.04 | $3,051.04 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $360,642 | $352,114 | +2.4% |
| Assessed Value | $360,642 | $352,114 | +2.4% |
| Land Value | $30,712 | $30,712 | +0.0% |
| Improvement Value | $329,930 | $321,402 | +2.7% |
| Taxable Value | $143,245 | $138,471 | +3.4% |
| Exemptions | HS,OV65 | HS,OV65 | |
| Total Tax 2026 = estimate |
~$2,501
Estimated
|
~$3,051
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $360,642 | $360,642 | +0 (+0.0%) |
| Taxable Value | $145,294 | $143,245 | -2,049 (-1.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $360,642 | $30,712 | $329,930 | — | $360,642 | $143,245 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $352,114 | $30,712 | $321,402 | — | $352,114 | $138,471 | ~$3,051 | Partial |
| 2024 | $401,730 | — | — | −$371,730 | $30,000 | $— | $4,553 | Verified |
| 2023 | $448,189 | — | — | −$418,189 | $30,000 | $— | $5,629 | Verified |
| 2022 | $36,342 | — | — | −$6,342 | $30,000 | $— | $8,003 | Verified |
| 2021 | $24,000 | — | — | — | $30,000 ! | $— | $773 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +2.4% | +2.4% | ~100% | Not available | Partial |
| 2025 | -8.4% | -8.4% | ~100% | Not available | Partial |
| 2024 | -4.4% | -4.4% | ~100% | 1.1800% | Verified |
| 2023 | -10.4% | -10.4% | ~100% | 1.4000% | Verified |
| 2022 | +1133.3% ! | +1133.3% | ~100% | 1.7900% | Verified |
| 2021 | base year | — | ~100% | 3.2200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +868.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +2.4% | +232.9% | +94.8% | +1133.3% | 2023 | -12.4% | 2025 |
| Assessment Ratio | 100.0% | 70.3% | — | 125.0% | 2021 | 6.7% | 2023 |
| Effective Tax Rate (2025) | 0.8700% | 0.8700% | — | 0.8700% | 2025 | 0.8700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$3,051 | $4,402 | ~$7,391 | $8,003 | 2022 | $773 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$689,130 | ~$387,325 | ~1.6887% | ~$6,541 | +95.7% |
| 2027 | ~$1,348,712 | ~$426,058 | ~1.6313% | ~$6,950 | +283.0% |
| 2028 | ~$2,639,595 | ~$468,664 | ~1.5738% | ~$7,376 | +649.6% |
| 2029 | ~$5,166,011 | ~$515,530 | ~1.5164% | ~$7,817 | +1367.1% |
| 2030 | ~$10,110,517 | ~$567,083 | ~1.4589% | ~$8,273 | +2771.4% |
| 2026 | ~$682,088 | ~$387,325 | ~1.7462% | ~$6,763 | +93.7% |
| 2027 | ~$1,321,288 | ~$426,058 | ~1.7462% | ~$7,440 | +275.2% |
| 2028 | ~$2,559,497 | ~$468,664 | ~1.7462% | ~$8,184 | +626.9% |
| 2029 | ~$4,958,059 | ~$515,530 | ~1.7462% | ~$9,002 | +1308.1% |
| 2030 | ~$9,604,367 | ~$567,083 | ~1.7462% | ~$9,902 | +2627.6% |
| 2026 | ~$696,173 | ~$387,325 | ~1.6600% | ~$6,430 | +97.7% |
| 2027 | ~$1,376,418 | ~$426,058 | ~1.5738% | ~$6,705 | +290.9% |
| 2028 | ~$2,721,348 | ~$468,664 | ~1.4876% | ~$6,972 | +672.9% |
| 2029 | ~$5,380,438 | ~$515,530 | ~1.4015% | ~$7,225 | +1428.0% |
| 2030 | ~$10,637,785 | ~$567,083 | ~1.3153% | ~$7,459 | +2921.1% |
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.