VELVET LEAF LN 78610
| Owner | NGUYEN MICHAEL |
|---|---|
| Parcel ID | 0453070507 |
| Short ID | 954472 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 3,936 SF |
| Land SF | 7,677 SF |
| Acres | 0.176 |
| Year Built | 2022 |
| Legal | TURNERS CROSSING NORTH PHS 1 BLK D LOT 12 |
| Neighborhood | H1501 |
| Land | $64,425 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $64,425 |
| Improvement | $468,324 |
|---|---|
| Total Improvement | $468,324 |
| Market | $532,749 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $532,749 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $532,749 |
| Exemptions (−) (HS) | −$106,550 |
|---|---|
| Taxable Value | $426,199 |
Appreciation: Market value has fallen -28.1% from $740,568 (2024) to $532,749 (2025), a CAGR of -28.1% over 1 year. Growth has been relatively flat for this asset class. 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 $3,398. P10L is the largest single contributor, at 38.5% 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 12% of market value ($64,425 land vs $468,324 improvements), about $8/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 -28.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $102,639 by 2030, with an estimated annual tax burden around $848. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 3,936 SF | ✗ |
| 1ST | 1st Floor | 2,146 SF | ✓ |
| 2ND | 2nd Floor | 1,790 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 400 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 208 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 1443% 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% | $1,601.85 | $1,601.85 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $545.35 | $545.35 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $532.75 | $532.75 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $532.75 | $532.75 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $503.01 | $503.01 | Paid |
| Combined Rate | 0.7740% | 0.7054% | 0.7039% | 0.7537% | 0.7973% | +0.0436% | $6,044.67 | $6,044.67 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $517,357 | $532,749 | -2.9% |
| Assessed Value | $517,357 | $532,749 | -2.9% |
| Land Value | $64,425 | $64,425 | +0.0% |
| Improvement Value | $452,932 | $468,324 | -3.3% |
| Taxable Value | $413,886 | $426,199 | -2.9% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$3,300
Estimated
|
~$6,045
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $559,728 | $517,357 | -42,371 (-7.6%) |
| Taxable Value | $447,782 | $413,886 | -33,896 (-7.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $517,357 | $64,425 | $452,932 | — | $517,357 | $413,886 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $532,749 | $64,425 | $468,324 | — | $532,749 | $426,199 | ~$6,045 | Partial |
| 2024 | $740,568 | — | — | −$680,568 | $60,000 | $— | $6,375 | Verified |
| 2023 | $— | — | — | — | $60,000 | $— | $7,105 | Verified |
| 2022 | $— | — | — | — | $48,000 | $— | $2,809 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +5.1% | +5.1% | ~100% | Not available | Partial |
| 2025 | -11.8% | -11.8% | ~100% | Not available | Partial |
| 2024 | -18.5% | -18.5% | ~100% | 1.0600% | Verified |
| 2023 | +1442.8% ! | +1442.8% | ~100% | 0.9600% | Verified |
| 2022 | base year | — | ~100% | 5.8500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1009.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -2.9% | -15.5% | -27.6% | -2.9% | 2026 | -28.1% | 2025 |
| Assessment Ratio | 100.0% | 69.4% | — | 100.0% | 2025 | 8.1% | 2024 |
| Effective Tax Rate (2025) | 1.1300% | 1.1300% | — | 1.1300% | 2025 | 1.1300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,045 | $6,210 | ~$1,789 | $6,375 | 2024 | $6,045 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$383,248 | ~$383,248 | ~0.8031% | ~$3,078 | -28.1% |
| 2027 | ~$275,701 | ~$275,701 | ~0.8089% | ~$2,230 | -48.2% |
| 2028 | ~$198,333 | ~$198,333 | ~0.8147% | ~$1,616 | -62.8% |
| 2029 | ~$142,677 | ~$142,677 | ~0.8206% | ~$1,171 | -73.2% |
| 2030 | ~$102,639 | ~$102,639 | ~0.8264% | ~$848 | -80.7% |
| 2026 | ~$506,112 | ~$506,112 | ~0.7973% | ~$4,035 | -5.0% |
| 2027 | ~$480,806 | ~$480,806 | ~0.7973% | ~$3,833 | -9.7% |
| 2028 | ~$456,766 | ~$456,766 | ~0.7973% | ~$3,642 | -14.3% |
| 2029 | ~$433,927 | ~$433,927 | ~0.7973% | ~$3,460 | -18.5% |
| 2030 | ~$412,231 | ~$412,231 | ~0.7973% | ~$3,287 | -22.6% |
| 2026 | ~$393,903 | ~$393,903 | ~0.8060% | ~$3,175 | -26.1% |
| 2027 | ~$291,244 | ~$291,244 | ~0.8147% | ~$2,373 | -45.3% |
| 2028 | ~$215,340 | ~$215,340 | ~0.8235% | ~$1,773 | -59.6% |
| 2029 | ~$159,218 | ~$159,218 | ~0.8322% | ~$1,325 | -70.1% |
| 2030 | ~$117,722 | ~$117,722 | ~0.8409% | ~$990 | -77.9% |
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.