12601 KARASU DR 78653
| Owner | LIRA EDUARDO SILVA |
|---|---|
| Parcel ID | 0252401821 |
| Short ID | 953717 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,505 SF |
| Land SF | 6,199 SF |
| Acres | 0.142 |
| Year Built | 2022 |
| Legal | LOT 30 BLK H EASTVILLAGE SINGLE FAMILY PHS 2 |
| Neighborhood | A5850 |
| Land | $97,329 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $97,329 |
| Improvement | $372,594 |
|---|---|
| Total Improvement | $372,594 |
| Market | $469,923 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $469,923 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $469,923 |
| Exemptions on file | HS |
|---|---|
| Taxable Value | $469,923 |
Appreciation: Market value has risen +839.8% from $50,000 (2022) to $469,923 (2025), a CAGR of 111.0% over 3 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. Over the same span, the median Land/Vacant parcel countywide rose +53.5%, so this parcel has outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.2027% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $10,351. Manor ISD is the largest single contributor, at 45.3% of the total 2025 levy.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 21% of market value ($97,329 land vs $372,594 improvements), about $16/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Submarket Position: At $469,923, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $84,423 (P25 $24,862 / P75 $362,804, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant 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 +73.7% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $7,198,011 by 2031, with an estimated annual tax burden around $13,726. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,505 SF | ✗ |
| 1ST | 1st Floor | 1,530 SF | ✓ |
| 2ND | 2nd Floor | 975 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 420 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 308 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
| 522 | FIREPLACE | 1 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 |
|---|---|---|---|---|---|---|---|---|---|
| IMA Manor ISD | 1.3520% | 1.3520% | 1.0861% | 1.0814% | 1.0814% | +0.0000% | $3,567.79 | $3,567.79 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,969.98 | $1,969.98 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,412.94 | $1,412.94 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $480.73 | $480.73 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $443.69 | $443.69 | Paid |
| Combined Rate | 2.4670% | 2.3303% | 2.0358% | 2.1127% | 2.2027% | +0.0900% | $7,875.13 | $7,875.13 | Paid |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $455,186 | $469,923 | -3.1% |
| Assessed Value | $455,186 | $469,923 | -3.1% |
| Land Value | $103,995 | $97,329 | +6.8% |
| Improvement Value | $351,191 | $372,594 | -5.7% |
| Taxable Value | $455,186 | $469,923 | -3.1% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$10,026
Estimated
|
~$7,875
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $455,186 | $103,995 | $351,191 | — | $455,186 | $455,186 | Not yet — post-cert | Preliminary |
| 2025 | $469,923 | $97,329 | $372,594 | — | $469,923 | $469,923 | ~$7,875 | Partial |
| 2024 | $392,385 | $100,000 | $292,385 | — | $392,385 | $335,779 | $6,980 | Verified |
| 2023 | $114,325 | $100,000 | $14,325 | — | $114,325 | $114,325 | $2,327 | Verified |
| 2022 | $50,000 | $50,000 | — | — | $50,000 | $50,000 | $1,165 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -3.1% | -3.1% | ~100% | Not available | Partial |
| 2025 | +19.8% | +19.8% | ~100% | Not available | Partial |
| 2024 | +243.2% ! | +243.2% | ~100% | No billing data | Verified |
| 2023 | +128.6% ! | +128.6% | ~100% | No billing data | Verified |
| 2022 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +839.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -3.1% | +97.1% | +73.7% | +243.2% | 2024 | -3.1% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2022 | 100.0% | 2022 |
| Effective Tax Rate (2025) | 1.6800% | 1.6800% | — | 1.6800% | 2025 | 1.6800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$7,875 | $4,587 | ~$12,178 | $7,875 | 2025 | $1,165 | 2022 |
Market value changed by 129% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$790,667 | ~$500,705 | ~2.1366% | ~$10,698 | +73.7% |
| 2028 | ~$1,373,404 | ~$550,775 | ~2.0705% | ~$11,404 | +201.7% |
| 2029 | ~$2,385,630 | ~$605,853 | ~2.0045% | ~$12,144 | +424.1% |
| 2030 | ~$4,143,886 | ~$666,438 | ~1.9384% | ~$12,918 | +810.4% |
| 2031 | ~$7,198,011 | ~$733,082 | ~1.8723% | ~$13,726 | +1481.3% |
| 2027 | ~$781,563 | ~$500,705 | ~2.2027% | ~$11,029 | +71.7% |
| 2028 | ~$1,341,960 | ~$550,775 | ~2.2027% | ~$12,132 | +194.8% |
| 2029 | ~$2,304,171 | ~$605,853 | ~2.2027% | ~$13,345 | +406.2% |
| 2030 | ~$3,956,306 | ~$666,438 | ~2.2027% | ~$14,680 | +769.2% |
| 2031 | ~$6,793,056 | ~$733,082 | ~2.2027% | ~$16,147 | +1392.4% |
| 2027 | ~$799,771 | ~$500,705 | ~2.1036% | ~$10,533 | +75.7% |
| 2028 | ~$1,405,213 | ~$550,775 | ~2.0045% | ~$11,040 | +208.7% |
| 2029 | ~$2,468,987 | ~$605,853 | ~1.9054% | ~$11,544 | +442.4% |
| 2030 | ~$4,338,058 | ~$666,438 | ~1.8062% | ~$12,037 | +853.0% |
| 2031 | ~$7,622,053 | ~$733,082 | ~1.7071% | ~$12,515 | +1574.5% |
In 2025, this property's market value of $469,923 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 6× the county median of $84,423. Land/Vacant here is the broad TCAD category — every land/vacant 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 | $469,923 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $392,385 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $114,325 | $24,692 | $71,500 | $270,000 | ↑ Above median | +0.0% |
| 2022 | $50,000 | $15,000 | $55,000 | $180,000 | ↓ Below median | +100.0% |
| 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 | 2022–2024 | 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 | 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 | — |