8400 GARCREEK CIR TX 78724
| Owner | LIN YIQUN |
|---|---|
| Parcel ID | 0217380329 |
| Short ID | 499812 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 3,294 SF |
| Land SF | 14,133 SF |
| Acres | 0.324 |
| Year Built | 1985 |
| Legal | LOT 29 BLK A COLONY MEADOWS SEC 2 |
| Neighborhood | C0605 |
| Land | $83,629 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $83,629 |
| Improvement | $471,282 |
|---|---|
| Total Improvement | $471,282 |
| Market | $554,911 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $554,911 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $554,911 |
| Taxable Value | $554,911 |
|---|
Appreciation: Market value has risen +22.7% from $452,172 (2021) to $554,911 (2025), a CAGR of 5.3% over 4 years. This represents moderate, steady growth. Growth has been fairly evenly spread across these years rather than concentrated in one jump. Over the same span, the median Multi-Family parcel countywide rose +19.0%, so this parcel has outpaced the broader multi-family market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $11,356. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Asset Class: Multi-family residential. This is valued using the income approach, so changes in rent roll or occupancy move the appraisal more directly than they would for a cost-approach property.
Value Composition: Land carries 15% of market value ($83,629 land vs $471,282 improvements), about $6/SF of land. Most value sits in the improvements, so building condition, age (~41 yrs), and rent roll drive the underwriting.
Submarket Position: At $554,911, this parcel sits in the upper-middle (50th–75th percentile) of Multi-Family property in Travis County — county median $519,086 (P25 $438,150 / P75 $747,031, n=12,570). Multi-Family here is the broad TCAD category — every multi-family property countywide, any size or use — not a use-code-specific peer group. See the Peer Set and the Where This Property Stands benchmark below, which narrows to this property's actual use code, for parcel-level comparables.
Forward Outlook: Holding the -1.1% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $406,297 by 2031, with an estimated annual tax burden around $7,654. 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 |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 3,294 SF | ✗ |
| 2ND | 2nd Floor | 1,656 SF | ✓ |
| 1ST | 1st Floor | 1,638 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 360 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 318 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
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.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $5,134.04 | $5,134.04 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,907.83 | $2,907.83 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,085.61 | $2,085.61 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $654.92 | $654.92 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $573.78 | $573.78 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $11,356.18 | $11,356.18 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $5,134.04 | 45.2% |
| CAT City of Austin | 0.5240% | $2,907.83 | 25.6% |
| TCO Travis County | 0.3758% | $2,085.61 | 18.4% |
| THD Travis Central Health | 0.1180% | $654.92 | 5.8% |
| ACT Austin Community College | 0.1034% | $573.78 | 5.1% |
| Total | 2.0465% | $11,356.18 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $428,621 | $554,911 | -22.8% |
| Assessed Value | $428,621 | $554,911 | -22.8% |
| Land Value | $83,629 | $83,629 | +0.0% |
| Improvement Value | $344,992 | $471,282 | -26.8% |
| Taxable Value | $428,621 | $554,911 | -22.8% |
| Total Tax 2026 = estimate |
~$8,772
Estimated
|
~$11,356
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $428,621 | $83,629 | $344,992 | — | $428,621 | $428,621 | Not yet — post-cert | Preliminary |
| 2025 | $554,911 | $83,629 | $471,282 | — | $554,911 | $554,911 | ~$11,356 | Partial |
| 2024 | $497,102 | $75,000 | $422,102 | — | $497,102 | $497,102 | $9,408 | Verified |
| 2023 | $503,062 | $75,000 | $428,062 | — | $503,062 | $503,062 | $9,102 | Verified |
| 2022 | $454,561 | $75,000 | $379,561 | — | $454,561 | $454,561 | $8,977 | Verified |
| 2021 | $452,172 | $25,000 | $427,172 | — | $452,172 | $452,172 | $9,842 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -22.8% | -22.8% | ~100% | Not available | Partial |
| 2025 | +11.6% | +11.6% | ~100% | Not available | Partial |
| 2024 | -1.2% | -1.2% | ~100% | No billing data | Verified |
| 2023 | +10.7% | +10.7% | ~100% | No billing data | Verified |
| 2022 | +0.5% | +0.5% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +22.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -22.8% | -0.2% | -1.1% | +11.6% | 2025 | -22.8% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$11,356 | $9,737 | ~$8,093 | $11,356 | 2025 | $8,977 | 2022 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$424,060 | ~$424,060 | ~2.0139% | ~$8,540 | -1.1% |
| 2028 | ~$419,548 | ~$419,548 | ~1.9814% | ~$8,313 | -2.1% |
| 2029 | ~$415,083 | ~$415,083 | ~1.9488% | ~$8,089 | -3.2% |
| 2030 | ~$410,666 | ~$410,666 | ~1.9163% | ~$7,870 | -4.2% |
| 2031 | ~$406,297 | ~$406,297 | ~1.8837% | ~$7,654 | -5.2% |
| 2027 | ~$415,488 | ~$415,488 | ~2.0465% | ~$8,503 | -3.1% |
| 2028 | ~$402,757 | ~$402,757 | ~2.0465% | ~$8,242 | -6.0% |
| 2029 | ~$390,416 | ~$390,416 | ~2.0465% | ~$7,990 | -8.9% |
| 2030 | ~$378,453 | ~$378,453 | ~2.0465% | ~$7,745 | -11.7% |
| 2031 | ~$366,857 | ~$366,857 | ~2.0465% | ~$7,508 | -14.4% |
| 2027 | ~$432,633 | ~$432,633 | ~1.9977% | ~$8,643 | +0.9% |
| 2028 | ~$436,682 | ~$436,682 | ~1.9488% | ~$8,510 | +1.9% |
| 2029 | ~$440,769 | ~$440,769 | ~1.9000% | ~$8,375 | +2.8% |
| 2030 | ~$444,894 | ~$444,894 | ~1.8512% | ~$8,236 | +3.8% |
| 2031 | ~$449,058 | ~$449,058 | ~1.8024% | ~$8,094 | +4.8% |
In 2025, this property's market value of $554,911 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12570 comparable) — +7% above the county median of $519,086. Multi-Family here is the broad TCAD category — every multi-family property countywide, any size or use — not a use-code-specific peer group. Use the Use Code filter above to narrow to this property's actual type.
| Year | This Property | Bottom 25% | Median | Top 25% | Position | Group YoY |
|---|---|---|---|---|---|---|
| 2025 | $554,911 | $438,150 | $519,086 | $747,031 | ↑ Above median | -7.5% |
| 2024 | $497,102 | $467,312 | $564,206 | $847,583 | ↓ Below median | -6.3% |
| 2023 | $503,062 | $503,694 | $616,727 | $918,308 | ↓ Bottom 25% | +0.9% |
| 2022 | $454,561 | $506,269 | $614,560 | $904,074 | ↓ Bottom 25% | +39.0% |
| 2021 | $452,172 | $353,349 | $436,046 | $657,886 | ↑ Above median | base yr |
| Source | What it provides | Coverage for this parcel | Confidence |
|---|---|---|---|
| TCAD Certified Appraisal Roll ↗ | Market, assessed, and taxable value; land/improvement split; exemptions | 2025 | Certified |
| Texas Comptroller Annual Jurisdiction Roll (AJR) | Prior-year market and taxable value | 2021–2024 | Verified |
| TCAD Preliminary Export ↗ | First-look 2026 appraisal value, subject to change at certification | 2026 (exported June 9, 2026; certifies July 25, 2026) | Preliminary |
| Travis County Rates History ↗ | Adopted tax rate for each of this parcel's taxing entities | 1990–2025 | Verified |
| TaxCurOpenData | Current-year (2025) tax billing, by taxing entity | 2025 | Partial |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2021, 2022, 2023, 2024 | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |