6511 VELVET LEAF LN 78610
| Owner | MERITAGE HOMES OF TEXAS LLC |
|---|---|
| Parcel ID | 0453070518 |
| Short ID | 954483 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,014 SF |
| Land SF | 7,343 SF |
| Acres | 0.169 |
| Year Built | 2021 |
| Legal | TURNERS CROSSING NORTH PHS 1 BLK D LOT 23 |
| Neighborhood | H1501 |
| Land | $64,199 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $64,199 |
| Improvement | $232,443 |
|---|---|
| Total Improvement | $232,443 |
| Market | $296,642 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $296,642 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $296,642 |
| Taxable Value | $296,642 |
|---|
Appreciation: Market value has fallen -20.9% from $375,230 (2023) to $296,642 (2025), a CAGR of -11.1% over 2 years. 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 $2,365. P10L is the largest single contributor, at 49.6% 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 22% of market value ($64,199 land vs $232,443 improvements), about $9/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 -11.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $164,843 by 2030, with an estimated annual tax burden around $1,362. 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 | 2,014 SF | ✗ |
| 2ND | 2nd Floor | 1,218 SF | ✓ |
| 1ST | 1st Floor | 796 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 480 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 174 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| 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% | $1,114.91 | $1,114.91 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $350.11 | $350.11 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $306.73 | $306.73 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $296.64 | $296.64 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $296.64 | $296.64 | Paid |
| Combined Rate | 0.7740% | 0.7054% | 0.7039% | 0.7537% | 0.7973% | +0.0436% | $4,693.99 | $4,693.99 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $290,227 | $296,642 | -2.2% |
| Assessed Value | $290,227 | $296,642 | -2.2% |
| Land Value | $64,199 | $64,199 | +0.0% |
| Improvement Value | $226,028 | $232,443 | -2.8% |
| Taxable Value | $290,227 | $296,642 | -2.2% |
| Total Tax 2026 = estimate |
~$2,314
Estimated
|
~$4,694
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $290,227 | $290,227 | +0 (+0.0%) |
| Taxable Value | $290,227 | $290,227 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $290,227 | $64,199 | $226,028 | — | $290,227 | $290,227 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $296,642 | $64,199 | $232,443 | — | $296,642 | $296,642 | ~$4,694 | Partial |
| 2024 | $463,276 | — | — | −$415,276 | $48,000 | $— | $4,824 | Verified |
| 2023 | $375,230 | — | — | −$327,230 | $48,000 | $— | $5,108 | Verified |
| 2022 | $— | — | — | — | $48,000 | $— | $5,118 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -2.2% | -2.2% | ~100% | Not available | Partial |
| 2025 | -8.6% | -8.6% | ~100% | Not available | Partial |
| 2024 | -12.4% | -12.4% | ~100% | 1.4900% | Verified |
| 2023 | -1.2% | -1.2% | ~100% | 1.3800% | Verified |
| 2022 | base year | — | ~100% | 1.3600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -20.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -2.2% | -4.9% | -10.7% | +23.5% | 2024 | -36.0% | 2025 |
| Assessment Ratio | 100.0% | 55.8% | — | 100.0% | 2025 | 10.4% | 2024 |
| Effective Tax Rate (2025) | 1.5800% | 1.5800% | — | 1.5800% | 2025 | 1.5800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$4,694 | $4,875 | ~$1,719 | $5,108 | 2023 | $4,694 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$263,755 | ~$263,755 | ~0.8031% | ~$2,118 | -11.1% |
| 2027 | ~$234,513 | ~$234,513 | ~0.8089% | ~$1,897 | -20.9% |
| 2028 | ~$208,514 | ~$208,514 | ~0.8147% | ~$1,699 | -29.7% |
| 2029 | ~$185,397 | ~$185,397 | ~0.8206% | ~$1,521 | -37.5% |
| 2030 | ~$164,843 | ~$164,843 | ~0.8264% | ~$1,362 | -44.4% |
| 2026 | ~$281,810 | ~$281,810 | ~0.7973% | ~$2,247 | -5.0% |
| 2027 | ~$267,719 | ~$267,719 | ~0.7973% | ~$2,134 | -9.8% |
| 2028 | ~$254,333 | ~$254,333 | ~0.7973% | ~$2,028 | -14.3% |
| 2029 | ~$241,617 | ~$241,617 | ~0.7973% | ~$1,926 | -18.5% |
| 2030 | ~$229,536 | ~$229,536 | ~0.7973% | ~$1,830 | -22.6% |
| 2026 | ~$269,688 | ~$269,688 | ~0.8060% | ~$2,174 | -9.1% |
| 2027 | ~$245,182 | ~$245,182 | ~0.8147% | ~$1,998 | -17.3% |
| 2028 | ~$222,904 | ~$222,904 | ~0.8235% | ~$1,836 | -24.9% |
| 2029 | ~$202,649 | ~$202,649 | ~0.8322% | ~$1,686 | -31.7% |
| 2030 | ~$184,236 | ~$184,236 | ~0.8409% | ~$1,549 | -37.9% |
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.