8404 GARCREEK CIR TX 78724
| Owner | RASY PHILLIP & JENNIFER RASY |
|---|---|
| Parcel ID | 0217380327 |
| Short ID | 499810 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 3,968 SF |
| Land SF | 16,780 SF |
| Acres | 0.385 |
| Year Built | 1985 |
| Legal | LOT 27 BLK A COLONY MEADOWS SEC 2 |
| Neighborhood | C0605 |
| Land | $86,830 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $86,830 |
| Improvement | $649,958 |
|---|---|
| Total Improvement | $649,958 |
| Market | $736,788 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $736,788 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $736,788 |
| Taxable Value | $736,788 |
|---|
Appreciation: Market value has risen +98.0% from $372,070 (2021) to $736,788 (2025), a CAGR of 18.6% 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 $15,078. 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 12% of market value ($86,830 land vs $649,958 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 $736,788, 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 +18.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,730,772 by 2030, with an estimated annual tax burden around $22,353. 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 | 176 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% | $5,976.79 | $5,976.79 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,385.15 | $3,385.15 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,427.96 | $2,427.96 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $762.43 | $762.43 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $667.96 | $667.96 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $13,220.29 | $13,220.29 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $480,000 | $736,788 | -34.9% |
| Assessed Value | $480,000 | $736,788 | -34.9% |
| Land Value | $86,830 | $86,830 | +0.0% |
| Improvement Value | $393,170 | $649,958 | -39.5% |
| Taxable Value | $480,000 | $736,788 | -34.9% |
| Total Tax 2026 = estimate |
~$9,823
Estimated
|
~$13,220
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $480,000 | $480,000 | +0 (+0.0%) |
| Taxable Value | $480,000 | $480,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $480,000 | $86,830 | $393,170 | — | $480,000 | $480,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $736,788 | $86,830 | $649,958 | — | $736,788 | $736,788 | ~$13,220 | Partial |
| 2024 | $657,770 | — | — | −$582,770 | $75,000 | $— | $12,218 | Verified |
| 2023 | $544,734 | — | — | −$469,734 | $75,000 | $— | $11,901 | Verified |
| 2022 | $524,900 | — | — | −$449,900 | $75,000 | $— | $10,758 | Verified |
| 2021 | $372,070 | — | — | −$347,070 | $25,000 | $— | $11,425 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -34.9% | -34.9% | ~100% | Not available | Partial |
| 2025 | +19.5% | +19.5% | ~100% | Not available | Partial |
| 2024 | -6.3% | -6.3% | ~100% | 1.9800% | Verified |
| 2023 | +20.8% | +20.8% | ~100% | 1.8100% | Verified |
| 2022 | +3.8% | +3.8% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 3.0700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +40.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -34.9% | +8.6% | +31.3% | +41.1% | 2022 | -34.9% | 2026 |
| Assessment Ratio | 100.0% | 41.0% | — | 100.0% | 2025 | 6.7% | 2021 |
| Effective Tax Rate (2025) | 1.7900% | 1.7900% | — | 1.7900% | 2025 | 1.7900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$13,220 | $11,904 | ~$19,225 | $13,220 | 2025 | $10,758 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$874,021 | ~$810,467 | ~2.0139% | ~$16,322 | +18.6% |
| 2027 | ~$1,036,816 | ~$891,513 | ~1.9814% | ~$17,664 | +40.7% |
| 2028 | ~$1,229,932 | ~$980,665 | ~1.9488% | ~$19,112 | +66.9% |
| 2029 | ~$1,459,017 | ~$1,078,731 | ~1.9163% | ~$20,672 | +98.0% |
| 2030 | ~$1,730,772 | ~$1,186,604 | ~1.8837% | ~$22,353 | +134.9% |
| 2026 | ~$859,286 | ~$810,467 | ~2.0465% | ~$16,586 | +16.6% |
| 2027 | ~$1,002,149 | ~$891,513 | ~2.0465% | ~$18,245 | +36.0% |
| 2028 | ~$1,168,766 | ~$980,665 | ~2.0465% | ~$20,069 | +58.6% |
| 2029 | ~$1,363,083 | ~$1,078,731 | ~2.0465% | ~$22,076 | +85.0% |
| 2030 | ~$1,589,708 | ~$1,186,604 | ~2.0465% | ~$24,284 | +115.8% |
| 2026 | ~$888,757 | ~$810,467 | ~1.9977% | ~$16,190 | +20.6% |
| 2027 | ~$1,072,071 | ~$891,513 | ~1.9488% | ~$17,374 | +45.5% |
| 2028 | ~$1,293,195 | ~$980,665 | ~1.9000% | ~$18,633 | +75.5% |
| 2029 | ~$1,559,928 | ~$1,078,731 | ~1.8512% | ~$19,969 | +111.7% |
| 2030 | ~$1,881,677 | ~$1,186,604 | ~1.8024% | ~$21,387 | +155.4% |
In 2025, this property's market value of $736,788 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +42% 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 | $736,788 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $657,770 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $544,734 | $503,905 | $617,035 | $919,932 | ↓ Below median | +0.9% |
| 2022 | $524,900 | $506,618 | $615,058 | $906,429 | ↓ Below median | +39.1% |
| 2021 | $372,070 | $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.