VELVET LEAF LN 78610
| Owner | MARQUES ELOI FERRAN & ELISABETH GARCIA BLAYA |
|---|---|
| Parcel ID | 0453070512 |
| Short ID | 954477 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,528 SF |
| Land SF | 6,250 SF |
| Acres | 0.143 |
| Year Built | 2022 |
| Legal | TURNERS CROSSING NORTH PHS 1 BLK D LOT 17 |
| Neighborhood | H1501 |
| Land | $63,458 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $63,458 |
| Improvement | $376,981 |
|---|---|
| Total Improvement | $376,981 |
| Market | $440,439 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $440,439 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $440,439 |
| Exemptions (−) (HS) | −$88,088 |
|---|---|
| Taxable Value | $352,351 |
Appreciation: Market value has fallen -10.1% from $489,990 (2024) to $440,439 (2025), a CAGR of -10.1% 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 $2,809. P10L is the largest single contributor, at 43.1% 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 14% of market value ($63,458 land vs $376,981 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 -10.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $258,451 by 2030, with an estimated annual tax burden around $2,136. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,528 SF | ✗ |
| 1ST | 1st Floor | 1,480 SF | ✓ |
| 2ND | 2nd Floor | 1,048 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 400 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 192 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 410 | OUTDOOR KITCHEN | 1 SF | ✓ |
Market value changed by 921% 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% | $1,324.29 | $1,324.29 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $450.24 | $450.24 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $440.44 | $440.44 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $440.44 | $440.44 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $415.86 | $415.86 | Paid |
| Combined Rate | 0.7740% | 0.7054% | 0.7039% | 0.7537% | 0.7973% | +0.0436% | $5,400.23 | $5,400.23 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $401,027 | $440,439 | -8.9% |
| Assessed Value | $401,027 | $440,439 | -8.9% |
| Land Value | $63,458 | $63,458 | +0.0% |
| Improvement Value | $337,569 | $376,981 | -10.5% |
| Taxable Value | $320,822 | $352,351 | -8.9% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$2,558
Estimated
|
~$5,400
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $415,572 | $401,027 | -14,545 (-3.5%) |
| Taxable Value | $332,458 | $320,822 | -11,636 (-3.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $401,027 | $63,458 | $337,569 | — | $401,027 | $320,822 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $440,439 | $63,458 | $376,981 | — | $440,439 | $352,351 | ~$5,400 | Partial |
| 2024 | $489,990 | — | — | −$429,990 | $60,000 | $— | $5,456 | Verified |
| 2023 | $— | — | — | — | $60,000 | $— | $5,595 | Verified |
| 2022 | $— | — | — | — | $48,000 | $— | $2,808 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -5.6% | -5.6% | ~100% | Not available | Partial |
| 2025 | -5.3% | -5.3% | ~100% | Not available | Partial |
| 2024 | -5.1% | -5.1% | ~100% | 1.1700% | Verified |
| 2023 | +920.8% ! | +920.8% | ~100% | 1.1400% | Verified |
| 2022 | base year | — | ~100% | 5.8500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +817.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -8.9% | -9.5% | -8.3% | -8.9% | 2026 | -10.1% | 2025 |
| Assessment Ratio | 100.0% | 70.7% | — | 100.0% | 2025 | 12.2% | 2024 |
| Effective Tax Rate (2025) | 1.2300% | 1.2300% | — | 1.2300% | 2025 | 1.2300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,400 | $5,428 | ~$2,632 | $5,456 | 2024 | $5,400 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$395,899 | ~$395,899 | ~0.8031% | ~$3,179 | -10.1% |
| 2027 | ~$355,863 | ~$355,863 | ~0.8089% | ~$2,879 | -19.2% |
| 2028 | ~$319,876 | ~$319,876 | ~0.8147% | ~$2,606 | -27.4% |
| 2029 | ~$287,528 | ~$287,528 | ~0.8206% | ~$2,359 | -34.7% |
| 2030 | ~$258,451 | ~$258,451 | ~0.8264% | ~$2,136 | -41.3% |
| 2026 | ~$418,417 | ~$418,417 | ~0.7973% | ~$3,336 | -5.0% |
| 2027 | ~$397,496 | ~$397,496 | ~0.7973% | ~$3,169 | -9.8% |
| 2028 | ~$377,621 | ~$377,621 | ~0.7973% | ~$3,011 | -14.3% |
| 2029 | ~$358,740 | ~$358,740 | ~0.7973% | ~$2,860 | -18.5% |
| 2030 | ~$340,803 | ~$340,803 | ~0.7973% | ~$2,717 | -22.6% |
| 2026 | ~$404,708 | ~$404,708 | ~0.8060% | ~$3,262 | -8.1% |
| 2027 | ~$371,875 | ~$371,875 | ~0.8147% | ~$3,030 | -15.6% |
| 2028 | ~$341,706 | ~$341,706 | ~0.8235% | ~$2,814 | -22.4% |
| 2029 | ~$313,985 | ~$313,985 | ~0.8322% | ~$2,613 | -28.7% |
| 2030 | ~$288,512 | ~$288,512 | ~0.8409% | ~$2,426 | -34.5% |
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.