6406 VELVET LEAF LN 78610
| Owner | STUART MCKENZIE D & RICARDO D |
|---|---|
| Parcel ID | 0453070314 |
| Short ID | 954454 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,239 SF |
| Land SF | 6,348 SF |
| Acres | 0.146 |
| Year Built | 2021 |
| Legal | TURNERS CROSSING NORTH PHS 1 BLK E LOT 4 |
| Neighborhood | H1501 |
| Land | $63,524 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $63,524 |
| Improvement | $319,412 |
|---|---|
| Total Improvement | $319,412 |
| Market | $382,936 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $382,936 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $382,936 |
| Exemptions (−) (HS) | −$76,587 |
|---|---|
| Taxable Value | $306,349 |
Appreciation: Market value has risen +339.6% from $87,113 (2023) to $382,936 (2025), a CAGR of 109.7% over 2 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), 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 $2,442. P10L is the largest single contributor, at 46.6% 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 17% of market value ($63,524 land vs $319,412 improvements), about $10/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 +109.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $15,514,374 by 2030, with an estimated annual tax burden around $5,096. 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 | 2,239 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,239 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 456 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 245 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
Market value changed by 502% 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% | $1,151.40 | $1,151.40 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $390.79 | $390.79 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $382.94 | $382.94 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $382.94 | $382.94 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $361.56 | $361.56 | Paid |
| Combined Rate | 0.7740% | 0.7054% | 0.7039% | 0.7537% | 0.7973% | +0.0436% | $4,998.59 | $4,998.59 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $368,175 | $382,936 | -3.9% |
| Assessed Value | $368,175 | $382,936 | -3.9% |
| Land Value | $63,524 | $63,524 | +0.0% |
| Improvement Value | $304,651 | $319,412 | -4.6% |
| Taxable Value | $294,540 | $306,349 | -3.9% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$2,348
Estimated
|
~$4,999
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $398,328 | $368,175 | -30,153 (-7.6%) |
| Taxable Value | $318,662 | $294,540 | -24,122 (-7.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $368,175 | $63,524 | $304,651 | — | $368,175 | $294,540 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $382,936 | $63,524 | $319,412 | — | $382,936 | $306,349 | ~$4,999 | Partial |
| 2024 | $513,647 | — | — | −$453,647 | $60,000 | $— | $5,211 | Verified |
| 2023 | $87,113 | — | — | −$27,113 | $60,000 | $— | $5,693 | Verified |
| 2022 | $— | — | — | — | $48,000 | $— | $3,086 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +4.0% | +4.0% | ~100% | Not available | Partial |
| 2025 | -10.6% | -10.6% | ~100% | Not available | Partial |
| 2024 | -18.4% | -18.4% | ~100% | 1.2200% | Verified |
| 2023 | +502.0% ! | +502.0% | ~100% | 1.0900% | Verified |
| 2022 | base year | — | ~100% | 3.5400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +339.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -3.9% | +153.4% | +111.3% | +489.6% | 2024 | -25.4% | 2025 |
| Assessment Ratio | 100.0% | 70.2% | — | 100.0% | 2025 | 11.7% | 2024 |
| Effective Tax Rate (2025) | 1.3100% | 1.3100% | — | 1.3100% | 2025 | 1.3100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$4,999 | $5,301 | ~$4,196 | $5,693 | 2023 | $4,999 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$802,875 | ~$421,230 | ~0.8031% | ~$3,383 | +109.7% |
| 2027 | ~$1,683,331 | ~$463,353 | ~0.8089% | ~$3,748 | +339.6% |
| 2028 | ~$3,529,320 | ~$509,688 | ~0.8147% | ~$4,153 | +821.6% |
| 2029 | ~$7,399,675 | ~$560,657 | ~0.8206% | ~$4,601 | +1832.4% |
| 2030 | ~$15,514,374 | ~$616,722 | ~0.8264% | ~$5,096 | +3951.4% |
| 2026 | ~$795,216 | ~$421,230 | ~0.7973% | ~$3,358 | +107.7% |
| 2027 | ~$1,651,369 | ~$463,353 | ~0.7973% | ~$3,694 | +331.2% |
| 2028 | ~$3,429,281 | ~$509,688 | ~0.7973% | ~$4,064 | +795.5% |
| 2029 | ~$7,121,344 | ~$560,657 | ~0.7973% | ~$4,470 | +1759.7% |
| 2030 | ~$14,788,390 | ~$616,722 | ~0.7973% | ~$4,917 | +3761.8% |
| 2026 | ~$810,533 | ~$421,230 | ~0.8060% | ~$3,395 | +111.7% |
| 2027 | ~$1,715,599 | ~$463,353 | ~0.8147% | ~$3,775 | +348.0% |
| 2028 | ~$3,631,286 | ~$509,688 | ~0.8235% | ~$4,197 | +848.3% |
| 2029 | ~$7,686,086 | ~$560,657 | ~0.8322% | ~$4,666 | +1907.1% |
| 2030 | ~$16,268,594 | ~$616,722 | ~0.8409% | ~$5,186 | +4148.4% |
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.