6503 ROUNDED PEBBLE LN 78610
| Owner | MCKENZIE CAROL & ANDREW U MCMILLAN |
|---|---|
| Parcel ID | 0455070705 |
| Short ID | 954621 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,593 SF |
| Land SF | 5,684 SF |
| Acres | 0.130 |
| Year Built | 2021 |
| Legal | TURNERS CROSSING NORTH PHS 1 BLK N LOT 15 |
| Neighborhood | H1501 |
| Land | $63,074 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $63,074 |
| Improvement | $378,541 |
|---|---|
| Total Improvement | $378,541 |
| Market | $441,615 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $441,615 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $441,615 |
| Exemptions (−) (HS,OV65) | −$231,543 |
|---|---|
| Taxable Value | $210,072 |
Appreciation: Market value has risen +67.1% from $264,346 (2023) to $441,615 (2025), a CAGR of 29.3% 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 $1,675. P10L is the largest single contributor, at 50.5% 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 14% of market value ($63,074 land vs $378,541 improvements), about $11/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 +29.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,593,021 by 2030, with an estimated annual tax burden around $5,877. 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 | 2,593 SF | ✗ |
| 1ST | 1st Floor | 1,517 SF | ✓ |
| 2ND | 2nd Floor | 1,076 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 416 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 116 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 86% 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 | — | — | — | — | — | — | $2,096.06 | $2,096.06 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $789.55 | $789.55 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $441.62 | $441.62 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $441.62 | $441.62 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $198.39 | $198.39 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $183.99 | $183.99 | Paid |
| Combined Rate | 0.7740% | 0.7054% | 0.7039% | 0.7537% | 0.7973% | +0.0436% | $4,151.23 | $4,151.23 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $410,780 | $441,615 | -7.0% |
| Assessed Value | $410,780 | $441,615 | -7.0% |
| Land Value | $63,074 | $63,074 | +0.0% |
| Improvement Value | $347,706 | $378,541 | -8.1% |
| Taxable Value | $183,355 | $210,072 | -12.7% |
| Exemptions | HS,OV65 | HS,OV65 | |
| Total Tax 2026 = estimate |
~$1,462
Estimated
|
~$4,151
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $410,780 | $410,780 | +0 (+0.0%) |
| Taxable Value | $185,404 | $183,355 | -2,049 (-1.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $410,780 | $63,074 | $347,706 | — | $410,780 | $183,355 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $441,615 | $63,074 | $378,541 | — | $441,615 | $210,072 | ~$4,151 | Partial |
| 2024 | $491,385 | — | — | −$431,385 | $60,000 | $— | $4,104 | Verified |
| 2023 | $264,346 | — | — | −$204,346 | $60,000 | $— | $4,507 | Verified |
| 2022 | $— | — | — | — | $48,000 | $— | $3,501 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -7.0% | -7.0% | ~100% | Not available | Partial |
| 2025 | +4.0% | +38.1% | ~100% | Not available | Partial |
| 2024 | -13.6% | +10.0% | 75.3% | 0.9700% | Verified |
| 2023 | +85.9% ! | +10.0% | 59.2% | 0.9200% | Verified |
| 2022 | base year | — | ~100% | 1.3200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +67.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -7.0% | +22.9% | +31.2% | +85.9% | 2024 | -10.1% | 2025 |
| Assessment Ratio | 100.0% | 58.7% | — | 100.0% | 2025 | 12.2% | 2024 |
| Effective Tax Rate (2025) | 0.9400% | 0.9400% | — | 0.9400% | 2025 | 0.9400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$4,151 | $4,254 | ~$4,839 | $4,507 | 2023 | $4,104 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$570,794 | ~$485,777 | ~0.8031% | ~$3,901 | +29.3% |
| 2027 | ~$737,760 | ~$534,354 | ~0.8089% | ~$4,322 | +67.1% |
| 2028 | ~$953,565 | ~$587,790 | ~0.8147% | ~$4,789 | +115.9% |
| 2029 | ~$1,232,497 | ~$646,569 | ~0.8206% | ~$5,305 | +179.1% |
| 2030 | ~$1,593,021 | ~$711,225 | ~0.8264% | ~$5,877 | +260.7% |
| 2026 | ~$561,962 | ~$485,777 | ~0.7973% | ~$3,873 | +27.3% |
| 2027 | ~$715,105 | ~$534,354 | ~0.7973% | ~$4,260 | +61.9% |
| 2028 | ~$909,981 | ~$587,790 | ~0.7973% | ~$4,686 | +106.1% |
| 2029 | ~$1,157,964 | ~$646,569 | ~0.7973% | ~$5,155 | +162.2% |
| 2030 | ~$1,473,527 | ~$711,225 | ~0.7973% | ~$5,670 | +233.7% |
| 2026 | ~$579,626 | ~$485,777 | ~0.8060% | ~$3,915 | +31.3% |
| 2027 | ~$760,768 | ~$534,354 | ~0.8147% | ~$4,354 | +72.3% |
| 2028 | ~$998,519 | ~$587,790 | ~0.8235% | ~$4,840 | +126.1% |
| 2029 | ~$1,310,571 | ~$646,569 | ~0.8322% | ~$5,381 | +196.8% |
| 2030 | ~$1,720,144 | ~$711,225 | ~0.8409% | ~$5,981 | +289.5% |
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.