8410 GARCREEK CIR TX 78724
| Owner | HAYES CECIL |
|---|---|
| Parcel ID | 0217380324 |
| Short ID | 499807 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 3,968 SF |
| Land SF | 18,295 SF |
| Acres | 0.420 |
| Year Built | 1985 |
| Legal | LOT 24 BLK A COLONY MEADOWS SEC 2 |
| Neighborhood | C0605 |
| Land | $88,663 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $88,663 |
| Improvement | $261,337 |
|---|---|
| Total Improvement | $261,337 |
| Market | $350,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $350,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $350,000 |
| Taxable Value | $350,000 |
|---|
Appreciation: Market value has fallen -7.2% from $377,037 (2021) to $350,000 (2025), a CAGR of -1.8% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2024→2025), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Multi-Family parcel countywide rose +37.9%, so this parcel has lagged 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 $7,163. 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 25% of market value ($88,663 land vs $261,337 improvements), about $5/SF of land. Most value sits in the improvements, so building condition, age (~41 yrs), and rent roll drive the underwriting.
Submarket Position: At $350,000, this parcel sits in the bottom quartile (<25th 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 -1.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $318,914 by 2030, with an estimated annual tax burden around $6,008. 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 | 3,968 SF | ✗ |
| 1ST | 1st Floor | 2,112 SF | ✓ |
| 2ND | 2nd Floor | 1,856 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 304 SF | ✗ |
| 581 | STORAGE ATT | 64 SF | ✓ |
| 251 | BATHROOM | 6 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% | $3,238.20 | $3,238.20 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,834.06 | $1,834.06 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,315.46 | $1,315.46 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $413.08 | $413.08 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $361.90 | $361.90 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $7,162.70 | $7,162.70 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $464,621 | $350,000 | +32.7% |
| Assessed Value | $420,000 | $350,000 | +20.0% |
| Land Value | $88,663 | $88,663 | +0.0% |
| Improvement Value | $375,958 | $261,337 | +43.9% |
| Taxable Value | $420,000 | $350,000 | +20.0% |
| HS Cap Loss | -$44,621 | — | |
| Total Tax 2026 = estimate |
~$8,595
Estimated
|
~$7,163
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $464,621 | $464,621 | +0 (+0.0%) |
| Taxable Value | $420,000 | $420,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $464,621 | $88,663 | $375,958 | −$44,621 | $420,000 | $420,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $350,000 | $88,663 | $261,337 | — | $350,000 | $350,000 | ~$7,163 | Partial |
| 2024 | $632,048 | — | — | −$557,048 | $75,000 | $— | $6,936 | Verified |
| 2023 | $545,000 | — | — | −$470,000 | $75,000 | $— | $11,435 | Verified |
| 2022 | $560,348 | — | — | −$485,348 | $75,000 | $— | $10,763 | Verified |
| 2021 | $377,037 | — | — | −$352,037 | $25,000 | $— | $12,197 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +32.7% | +20.0% | 90.4% | Not available | Partial |
| 2025 | -31.6% | -31.6% | ~100% | Not available | Partial |
| 2024 | -19.1% | -19.1% | ~100% | 1.3600% | Verified |
| 2023 | +2.9% | +2.9% | ~100% | 1.8100% | Verified |
| 2022 | +9.6% | +9.6% | ~100% | 1.7500% | Verified |
| 2021 | base year | — | ~100% | 3.2400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -37.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +32.7% | +10.0% | -6.7% | +48.6% | 2022 | -44.6% | 2025 |
| Assessment Ratio | 90.4% | 39.4% | — | 100.0% | 2025 | 6.6% | 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 |
$7,163 | $9,699 | ~$6,457 | $12,197 | 2021 | $6,936 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$343,549 | ~$343,549 | ~2.0139% | ~$6,919 | -1.8% |
| 2027 | ~$337,217 | ~$337,217 | ~1.9814% | ~$6,682 | -3.7% |
| 2028 | ~$331,002 | ~$331,002 | ~1.9488% | ~$6,451 | -5.4% |
| 2029 | ~$324,902 | ~$324,902 | ~1.9163% | ~$6,226 | -7.2% |
| 2030 | ~$318,914 | ~$318,914 | ~1.8837% | ~$6,008 | -8.9% |
| 2026 | ~$336,549 | ~$336,549 | ~2.0465% | ~$6,887 | -3.8% |
| 2027 | ~$323,616 | ~$323,616 | ~2.0465% | ~$6,623 | -7.5% |
| 2028 | ~$311,179 | ~$311,179 | ~2.0465% | ~$6,368 | -11.1% |
| 2029 | ~$299,220 | ~$299,220 | ~2.0465% | ~$6,123 | -14.5% |
| 2030 | ~$287,721 | ~$287,721 | ~2.0465% | ~$5,888 | -17.8% |
| 2026 | ~$350,549 | ~$350,549 | ~1.9977% | ~$7,003 | +0.2% |
| 2027 | ~$351,099 | ~$351,099 | ~1.9488% | ~$6,842 | +0.3% |
| 2028 | ~$351,650 | ~$351,650 | ~1.9000% | ~$6,681 | +0.5% |
| 2029 | ~$352,202 | ~$352,202 | ~1.8512% | ~$6,520 | +0.6% |
| 2030 | ~$352,755 | ~$352,755 | ~1.8024% | ~$6,358 | +0.8% |
In 2025, this property's market value of $350,000 places it in the bottom 25% for Multi-Family properties in Travis County (12584 comparable) — -33% below 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 | $350,000 | $438,669 | $519,778 | $749,859 | ↓ Bottom 25% | -7.5% |
| 2024 | $632,048 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $545,000 | $503,905 | $617,035 | $919,932 | ↓ Below median | +0.9% |
| 2022 | $560,348 | $506,618 | $615,058 | $906,429 | ↓ Below median | +39.1% |
| 2021 | $377,037 | $300,453 | $376,850 | $539,896 | ↑ Above 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.