12605 KARASU DR 78653
| Owner | PHAM HEATHER & MEN THI PHAM & |
|---|---|
| Parcel ID | 0252401822 |
| Short ID | 953718 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,821 SF |
| Land SF | 6,085 SF |
| Acres | 0.140 |
| Year Built | 2022 |
| Legal | LOT 31 BLK H EASTVILLAGE SINGLE FAMILY PHS 2 |
| Neighborhood | A5850 |
| Land | $96,951 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $96,951 |
| Improvement | $374,652 |
|---|---|
| Total Improvement | $374,652 |
| Market | $471,603 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $471,603 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $471,603 |
| Exemptions on file | HS |
|---|---|
| Taxable Value | $471,603 |
Appreciation: Market value has risen +843.2% from $50,000 (2022) to $471,603 (2025), a CAGR of 111.3% 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 $10,388. Manor ISD is the largest single contributor, at 48.1% 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 ($96,951 land vs $374,652 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 $471,603, 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 +75.8% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $8,041,508 by 2031, with an estimated annual tax burden around $14,419. 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 | 2,821 SF | ✗ |
| 1ST | 1st Floor | 1,670 SF | ✓ |
| 2ND | 2nd Floor | 1,151 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 420 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 230 SF | ✗ |
| 252 | BEDROOMS | 5 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 250 | HALF BATHROOM | 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% | $4,595.31 | $4,595.31 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,306.54 | $2,306.54 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,654.34 | $1,654.34 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $519.50 | $519.50 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $485.91 | $485.91 | Paid |
| Combined Rate | 2.4670% | 2.3303% | 2.0358% | 2.1127% | 2.2027% | +0.0900% | $9,561.60 | $9,561.60 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IMA Manor ISD | 1.0814% | $4,595.31 | 48.1% |
| CAT City of Austin | 0.5240% | $2,306.54 | 24.1% |
| TCO Travis County | 0.3758% | $1,654.34 | 17.3% |
| THD Travis Central Health | 0.1180% | $519.50 | 5.4% |
| ACT Austin Community College | 0.1034% | $485.91 | 5.1% |
| Total | 2.2027% | $9,561.60 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $478,165 | $471,603 | +1.4% |
| Assessed Value | $478,165 | $471,603 | +1.4% |
| Land Value | $103,618 | $96,951 | +6.9% |
| Improvement Value | $374,547 | $374,652 | -0.0% |
| Taxable Value | $478,165 | $471,603 | +1.4% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$10,532
Estimated
|
~$9,562
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $478,165 | $103,618 | $374,547 | — | $478,165 | $478,165 | Not yet — post-cert | Preliminary |
| 2025 | $471,603 | $96,951 | $374,652 | — | $471,603 | $471,603 | ~$9,562 | Partial |
| 2024 | $517,702 | $100,000 | $417,702 | — | $517,702 | $517,702 | $10,035 | Verified |
| 2023 | $223,702 | $100,000 | $123,702 | — | $223,702 | $223,702 | $4,554 | 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 | +1.4% | +1.4% | ~100% | Not available | Partial |
| 2025 | -8.9% | -8.9% | ~100% | Not available | Partial |
| 2024 | +131.4% ! | +131.4% | ~100% | No billing data | Verified |
| 2023 | +347.4% ! | +347.4% | ~100% | No billing data | Verified |
| 2022 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +843.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.4% | +117.8% | +75.9% | +347.4% | 2023 | -8.9% | 2025 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2022 | 100.0% | 2022 |
| Effective Tax Rate (2025) | 2.0300% | 2.0300% | — | 2.0300% | 2025 | 2.0300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$9,562 | $6,329 | ~$12,793 | $10,035 | 2024 | $1,165 | 2022 |
Market value changed by 347% 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 | ~$840,872 | ~$525,982 | ~2.1366% | ~$11,238 | +75.9% |
| 2028 | ~$1,478,705 | ~$578,580 | ~2.0705% | ~$11,980 | +209.2% |
| 2029 | ~$2,600,361 | ~$636,438 | ~2.0045% | ~$12,757 | +443.8% |
| 2030 | ~$4,572,835 | ~$700,081 | ~1.9384% | ~$13,570 | +856.3% |
| 2031 | ~$8,041,508 | ~$770,090 | ~1.8723% | ~$14,419 | +1581.7% |
| 2027 | ~$831,308 | ~$525,982 | ~2.2027% | ~$11,586 | +73.9% |
| 2028 | ~$1,445,262 | ~$578,580 | ~2.2027% | ~$12,744 | +202.3% |
| 2029 | ~$2,512,644 | ~$636,438 | ~2.2027% | ~$14,019 | +425.5% |
| 2030 | ~$4,368,329 | ~$700,081 | ~2.2027% | ~$15,421 | +813.6% |
| 2031 | ~$7,594,508 | ~$770,090 | ~2.2027% | ~$16,963 | +1488.3% |
| 2027 | ~$850,435 | ~$525,982 | ~2.1036% | ~$11,064 | +77.9% |
| 2028 | ~$1,512,532 | ~$578,580 | ~2.0045% | ~$11,597 | +216.3% |
| 2029 | ~$2,690,096 | ~$636,438 | ~1.9054% | ~$12,126 | +462.6% |
| 2030 | ~$4,784,440 | ~$700,081 | ~1.8062% | ~$12,645 | +900.6% |
| 2031 | ~$8,509,312 | ~$770,090 | ~1.7071% | ~$13,146 | +1679.6% |
In 2025, this property's market value of $471,603 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 | $471,603 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $517,702 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $223,702 | $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 | — |