8306 GARCREEK CIR TX 78724
| Owner | CHILMAKURU SWAPNA NAIDU |
|---|---|
| Parcel ID | 0217380330 |
| Short ID | 499813 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 3,294 SF |
| Land SF | 12,570 SF |
| Acres | 0.289 |
| Year Built | 1985 |
| Legal | LOT 30 BLK A COLONY MEADOWS SEC 2 |
| Neighborhood | C0605 |
| Land | $81,738 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $81,738 |
| Improvement | $604,296 |
|---|---|
| Total Improvement | $604,296 |
| Market | $686,034 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $686,034 |
| Value Limitation Adjustment (−) (homestead cap) | −$5,086 |
| Net Appraised (assessed) | $680,948 |
| Taxable Value | $680,948 |
|---|
Appreciation: Market value has risen +117.0% from $316,200 (2021) to $686,034 (2025), a CAGR of 21.4% 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 $13,935. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($680,948) is $5,086 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 12% of market value ($81,738 land vs $604,296 improvements), about $7/SF of land. Most value sits in the improvements, so building condition, age (~41 yrs), and rent roll drive the underwriting.
Submarket Position: At $686,034, 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 +21.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,806,448 by 2030, with an estimated annual tax burden around $20,659. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 3,294 SF | ✗ |
| 2ND | 2nd Floor | 1,656 SF | ✓ |
| 1ST | 1st Floor | 1,638 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 360 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 318 SF | ✗ |
| 251 | BATHROOM | 4 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% | $6,300.13 | $6,300.13 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,568.28 | $3,568.28 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,559.31 | $2,559.31 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $803.68 | $803.68 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $704.10 | $704.10 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $13,935.50 | $13,935.50 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $459,314 | $686,034 | -33.0% |
| Assessed Value | $459,314 | $680,948 | -32.5% |
| Land Value | $81,738 | $81,738 | +0.0% |
| Improvement Value | $377,576 | $604,296 | -37.5% |
| Taxable Value | $459,314 | $680,948 | -32.5% |
| Total Tax 2026 = estimate |
~$9,400
Estimated
|
~$13,936
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $459,314 | $459,314 | +0 (+0.0%) |
| Taxable Value | $459,314 | $459,314 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $459,314 | $81,738 | $377,576 | — | $459,314 | $459,314 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $686,034 | $81,738 | $604,296 | −$5,086 | $680,948 | $680,948 | ~$13,936 | Partial |
| 2024 | $639,550 | — | — | −$564,550 | $75,000 | $— | $11,246 | Verified |
| 2023 | $543,334 | — | — | −$468,334 | $75,000 | $— | $11,571 | Verified |
| 2022 | $471,200 | — | — | −$396,200 | $75,000 | $— | $10,730 | Verified |
| 2021 | $316,200 | — | — | −$291,200 | $25,000 | $— | $10,257 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -33.0% | -32.5% | ~100% | Not available | Partial |
| 2025 | +20.9% | +20.0% | 99.3% | Not available | Partial |
| 2024 | -11.3% | -11.3% | ~100% | 1.9800% | Verified |
| 2023 | +17.7% | +17.7% | ~100% | 1.8100% | Verified |
| 2022 | +15.3% | +15.3% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 3.2400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +45.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -33.0% | +11.3% | +33.3% | +49.0% | 2022 | -33.0% | 2026 |
| Assessment Ratio | 100.0% | 41.4% | — | 100.0% | 2026 | 7.9% | 2021 |
| 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 |
$13,936 | $11,548 | ~$17,768 | $13,936 | 2025 | $10,257 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$832,610 | ~$749,043 | ~2.0139% | ~$15,085 | +21.4% |
| 2027 | ~$1,010,503 | ~$823,947 | ~1.9814% | ~$16,326 | +47.3% |
| 2028 | ~$1,226,404 | ~$906,342 | ~1.9488% | ~$17,663 | +78.8% |
| 2029 | ~$1,488,433 | ~$996,976 | ~1.9163% | ~$19,105 | +117.0% |
| 2030 | ~$1,806,448 | ~$1,096,674 | ~1.8837% | ~$20,659 | +163.3% |
| 2026 | ~$818,889 | ~$749,043 | ~2.0465% | ~$15,329 | +19.4% |
| 2027 | ~$977,473 | ~$823,947 | ~2.0465% | ~$16,862 | +42.5% |
| 2028 | ~$1,166,767 | ~$906,342 | ~2.0465% | ~$18,548 | +70.1% |
| 2029 | ~$1,392,720 | ~$996,976 | ~2.0465% | ~$20,403 | +103.0% |
| 2030 | ~$1,662,430 | ~$1,096,674 | ~2.0465% | ~$22,443 | +142.3% |
| 2026 | ~$846,331 | ~$749,043 | ~1.9977% | ~$14,963 | +23.4% |
| 2027 | ~$1,044,082 | ~$823,947 | ~1.9488% | ~$16,057 | +52.2% |
| 2028 | ~$1,288,039 | ~$906,342 | ~1.9000% | ~$17,221 | +87.8% |
| 2029 | ~$1,588,998 | ~$996,976 | ~1.8512% | ~$18,456 | +131.6% |
| 2030 | ~$1,960,278 | ~$1,096,674 | ~1.8024% | ~$19,766 | +185.7% |
In 2025, this property's market value of $686,034 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +32% 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 | $686,034 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $639,550 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $543,334 | $503,905 | $617,035 | $919,932 | ↓ Below median | +0.9% |
| 2022 | $471,200 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $316,200 | $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.