8412 GARCREEK CIR TX 78724
| Owner | JANAKARAJAN RAJKUMAR |
|---|---|
| Parcel ID | 0217380323 |
| Short ID | 499806 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 3,968 SF |
| Land SF | 22,501 SF |
| Acres | 0.517 |
| Year Built | 1985 |
| Legal | LOT 23 BLK A COLONY MEADOWS SEC 2 |
| Neighborhood | C0605 |
| Land | $93,751 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $93,751 |
| Improvement | $610,892 |
|---|---|
| Total Improvement | $610,892 |
| Market | $704,643 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $704,643 |
| Value Limitation Adjustment (−) (homestead cap) | −$17,524 |
| Net Appraised (assessed) | $687,119 |
| Taxable Value | $687,119 |
|---|
Appreciation: Market value has risen +94.4% from $362,500 (2021) to $704,643 (2025), a CAGR of 18.1% over 4 years. This is strong appreciation — well above typical inflation. 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 +37.9%, 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 $14,062. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($687,119) is $17,524 below market value, suggesting potential for an upward assessment in future years.
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 13% of market value ($93,751 land vs $610,892 improvements), about $4/SF of land. Most value sits in the improvements, so building condition, age (~41 yrs), and rent roll drive the underwriting.
Submarket Position: At $704,643, this parcel sits in the upper-middle (50th–75th percentile) of Multi-Family property in Travis County — county median $519,778 (P25 $438,669 / P75 $749,859, n=12,584). 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 +18.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,617,319 by 2030, with an estimated annual tax burden around $20,846. 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 | 3,968 SF | ✗ |
| 1ST | 1st Floor | 2,112 SF | ✓ |
| 2ND | 2nd Floor | 1,856 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 176 SF | ✗ |
| 581 | STORAGE ATT | 64 SF | ✓ |
| 252 | BEDROOMS | 8 SF | ✓ |
| 251 | BATHROOM | 8 SF | ✓ |
| 522 | FIREPLACE | 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $6,357.22 | $6,357.22 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,600.62 | $3,600.62 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,582.50 | $2,582.50 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $810.96 | $810.96 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $710.48 | $710.48 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $14,061.78 | $14,061.78 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $493,384 | $704,643 | -30.0% |
| Assessed Value | $493,384 | $687,119 | -28.2% |
| Land Value | $93,751 | $93,751 | +0.0% |
| Improvement Value | $399,633 | $610,892 | -34.6% |
| Taxable Value | $493,384 | $687,119 | -28.2% |
| Total Tax 2026 = estimate |
~$10,097
Estimated
|
~$14,062
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $493,384 | $493,384 | +0 (+0.0%) |
| Taxable Value | $493,384 | $493,384 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $493,384 | $93,751 | $399,633 | — | $493,384 | $493,384 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $704,643 | $93,751 | $610,892 | −$17,524 | $687,119 | $687,119 | ~$14,062 | Partial |
| 2024 | $625,648 | — | — | −$550,648 | $75,000 | $— | $11,348 | Verified |
| 2023 | $566,939 | — | — | −$491,939 | $75,000 | $— | $11,320 | Verified |
| 2022 | $513,967 | — | — | −$438,967 | $75,000 | $— | $11,197 | Verified |
| 2021 | $362,500 | — | — | −$337,500 | $25,000 | $— | $11,187 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -30.0% | -28.2% | ~100% | Not available | Partial |
| 2025 | +23.1% | +20.0% | 97.5% | Not available | Partial |
| 2024 | -8.5% | -8.5% | ~100% | 1.9800% | Verified |
| 2023 | +10.4% | +10.4% | ~100% | 1.8100% | Verified |
| 2022 | +10.3% | +10.3% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 3.0900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +37.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -30.0% | +9.0% | +28.2% | +41.8% | 2022 | -30.0% | 2026 |
| Assessment Ratio | 100.0% | 40.7% | — | 100.0% | 2026 | 6.9% | 2021 |
| Effective Tax Rate (2025) | 2.0000% | 2.0000% | — | 2.0000% | 2025 | 2.0000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$14,062 | $11,823 | ~$17,929 | $14,062 | 2025 | $11,187 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$832,021 | ~$755,831 | ~2.0139% | ~$15,222 | +18.1% |
| 2027 | ~$982,426 | ~$831,414 | ~1.9814% | ~$16,474 | +39.4% |
| 2028 | ~$1,160,019 | ~$914,555 | ~1.9488% | ~$17,823 | +64.6% |
| 2029 | ~$1,369,715 | ~$1,006,011 | ~1.9163% | ~$19,278 | +94.4% |
| 2030 | ~$1,617,319 | ~$1,106,612 | ~1.8837% | ~$20,846 | +129.5% |
| 2026 | ~$817,928 | ~$755,831 | ~2.0465% | ~$15,468 | +16.1% |
| 2027 | ~$949,427 | ~$831,414 | ~2.0465% | ~$17,015 | +34.7% |
| 2028 | ~$1,102,066 | ~$914,555 | ~2.0465% | ~$18,716 | +56.4% |
| 2029 | ~$1,279,245 | ~$1,006,011 | ~2.0465% | ~$20,588 | +81.5% |
| 2030 | ~$1,484,909 | ~$1,106,612 | ~2.0465% | ~$22,647 | +110.7% |
| 2026 | ~$846,114 | ~$755,831 | ~1.9977% | ~$15,099 | +20.1% |
| 2027 | ~$1,015,988 | ~$831,414 | ~1.9488% | ~$16,203 | +44.2% |
| 2028 | ~$1,219,968 | ~$914,555 | ~1.9000% | ~$17,377 | +73.1% |
| 2029 | ~$1,464,901 | ~$1,006,011 | ~1.8512% | ~$18,623 | +107.9% |
| 2030 | ~$1,759,009 | ~$1,106,612 | ~1.8024% | ~$19,945 | +149.6% |
In 2025, this property's market value of $704,643 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +36% above the county median of $519,778. 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 | $704,643 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $625,648 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $566,939 | $503,905 | $617,035 | $919,932 | ↓ Below median | +0.9% |
| 2022 | $513,967 | $506,618 | $615,058 | $906,429 | ↓ Below median | +39.1% |
| 2021 | $362,500 | $300,453 | $376,850 | $539,896 | ↓ Below median | base yr |
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.