VELVET LEAF LN 78610
| Owner | RIBELIN AMY |
|---|---|
| Parcel ID | 0453070311 |
| Short ID | 954451 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,160 SF |
| Land SF | 6,041 SF |
| Acres | 0.139 |
| Year Built | 2022 |
| Legal | TURNERS CROSSING NORTH PHS 1 BLK E LOT 7 |
| Neighborhood | H1501 |
| Land | $63,316 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $63,316 |
| Improvement | $339,531 |
|---|---|
| Total Improvement | $339,531 |
| Market | $402,847 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $402,847 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $402,847 |
| Exemptions (−) (HS) | −$80,569 |
|---|---|
| Taxable Value | $322,278 |
Appreciation: Market value has risen +8.4% from $371,531 (2024) to $402,847 (2025), a CAGR of 8.4% over 1 year. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend.
Tax Burden: The combined rate across 5 taxing entities is 0.7973% in 2025 (+0.0436% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $2,569. P10L is the largest single contributor, at 45.3% 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 16% of market value ($63,316 land vs $339,531 improvements), about $10/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Forward Outlook: Holding the +8.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $603,762 by 2030, with an estimated annual tax burden around $4,989. 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 | 2,160 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,160 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 400 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 187 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
Market value changed by 519% in 2023, 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 |
|---|---|---|---|---|---|---|---|---|---|
| P10L | — | — | — | — | — | — | $2,328.96 | $2,328.96 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,211.27 | $1,211.27 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $411.37 | $411.37 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $402.85 | $402.85 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $402.85 | $402.85 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $380.36 | $380.36 | Paid |
| Combined Rate | 0.7740% | 0.7054% | 0.7039% | 0.7537% | 0.7973% | +0.0436% | $5,137.66 | $5,137.66 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $415,574 | $402,847 | +3.2% |
| Assessed Value | $415,574 | $402,847 | +3.2% |
| Land Value | $63,316 | $63,316 | +0.0% |
| Improvement Value | $352,258 | $339,531 | +3.7% |
| Taxable Value | $332,459 | $322,278 | +3.2% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$2,651
Estimated
|
~$5,138
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $415,574 | $415,574 | +0 (+0.0%) |
| Taxable Value | $332,459 | $332,459 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $415,574 | $63,316 | $352,258 | — | $415,574 | $332,459 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $402,847 | $63,316 | $339,531 | — | $402,847 | $322,278 | ~$5,138 | Partial |
| 2024 | $371,531 | — | — | −$311,531 | $60,000 | $— | $5,335 | Verified |
| 2023 | $— | — | — | — | $48,000 | $— | $4,358 | Verified |
| 2022 | $— | — | — | — | $48,000 | $— | $2,810 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.2% | +3.2% | ~100% | Not available | Partial |
| 2025 | -9.8% | -9.8% | ~100% | Not available | Partial |
| 2024 | +50.3% | +50.3% | ~100% | 1.1900% | Verified |
| 2023 | +519.2% ! | +519.2% | ~100% | 1.4700% | Verified |
| 2022 | base year | — | ~100% | 5.8500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +739.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +3.2% | +5.8% | +7.8% | +8.4% | 2025 | +3.2% | 2026 |
| Assessment Ratio | 100.0% | 72.0% | — | 100.0% | 2025 | 16.1% | 2024 |
| Effective Tax Rate (2025) | 1.2800% | 1.2800% | — | 1.2800% | 2025 | 1.2800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,138 | $5,236 | ~$4,216 | $5,335 | 2024 | $5,138 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$436,803 | ~$436,803 | ~0.8031% | ~$3,508 | +8.4% |
| 2027 | ~$473,620 | ~$473,620 | ~0.8089% | ~$3,831 | +17.6% |
| 2028 | ~$513,541 | ~$513,541 | ~0.8147% | ~$4,184 | +27.5% |
| 2029 | ~$556,827 | ~$556,827 | ~0.8206% | ~$4,569 | +38.2% |
| 2030 | ~$603,762 | ~$603,762 | ~0.8264% | ~$4,989 | +49.9% |
| 2026 | ~$428,746 | ~$428,746 | ~0.7973% | ~$3,418 | +6.4% |
| 2027 | ~$456,309 | ~$456,309 | ~0.7973% | ~$3,638 | +13.3% |
| 2028 | ~$485,645 | ~$485,645 | ~0.7973% | ~$3,872 | +20.6% |
| 2029 | ~$516,867 | ~$516,867 | ~0.7973% | ~$4,121 | +28.3% |
| 2030 | ~$550,096 | ~$550,096 | ~0.7973% | ~$4,386 | +36.6% |
| 2026 | ~$444,860 | ~$443,132 | ~0.8060% | ~$3,572 | +10.4% |
| 2027 | ~$491,254 | ~$487,445 | ~0.8147% | ~$3,971 | +21.9% |
| 2028 | ~$542,486 | ~$536,189 | ~0.8235% | ~$4,415 | +34.7% |
| 2029 | ~$599,061 | ~$589,808 | ~0.8322% | ~$4,908 | +48.7% |
| 2030 | ~$661,537 | ~$648,789 | ~0.8409% | ~$5,456 | +64.2% |
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.