8305 GARCREEK CIR AUSTIN, TX 78724
| Owner | KUSHALNAGAR NANDAKISHORE |
|---|---|
| Parcel ID | 0217380402 |
| Short ID | 499819 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 4,066 SF |
| Land SF | 12,205 SF |
| Acres | 0.280 |
| Year Built | 1986 |
| Legal | LOT 2 BLK B COLONY MEADOWS SEC 2 |
| Neighborhood | C0605 |
| Land | $81,296 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $81,296 |
| Improvement | $713,638 |
|---|---|
| Total Improvement | $713,638 |
| Market | $794,934 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $794,934 |
| Value Limitation Adjustment (−) (homestead cap) | −$8,234 |
| Net Appraised (assessed) | $786,700 |
| Taxable Value | $786,700 |
|---|
Appreciation: Market value has risen +105.4% from $386,954 (2021) to $794,934 (2025), a CAGR of 19.7% 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 $16,100. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($786,700) is $8,234 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 10% of market value ($81,296 land vs $713,638 improvements), about $7/SF of land. Most value sits in the improvements, so building condition, age (~40 yrs), and rent roll drive the underwriting.
Submarket Position: At $794,934, this parcel sits in the top quartile (≥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 +19.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,955,108 by 2030, with an estimated annual tax burden around $23,867. 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 | 4,066 SF | ✗ |
| 1ST | 1st Floor | 2,033 SF | ✓ |
| 2ND | 2nd Floor | 2,033 SF | ✓ |
| 581 | STORAGE ATT | 255 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 28 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 28 SF | ✗ |
| 251 | BATHROOM | 8 SF | ✓ |
| 413 | STAIRWAY EXT | 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% | $6,198.84 | $6,198.84 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,510.91 | $3,510.91 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,518.16 | $2,518.16 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $790.75 | $790.75 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $692.78 | $692.78 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $13,711.44 | $13,711.44 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $517,031 | $794,934 | -35.0% |
| Assessed Value | $517,031 | $786,700 | -34.3% |
| Land Value | $81,296 | $81,296 | +0.0% |
| Improvement Value | $435,735 | $713,638 | -38.9% |
| Taxable Value | $517,031 | $786,700 | -34.3% |
| Total Tax 2026 = estimate |
~$10,581
Estimated
|
~$13,711
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $517,031 | $517,031 | +0 (+0.0%) |
| Taxable Value | $517,031 | $517,031 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $517,031 | $81,296 | $435,735 | — | $517,031 | $517,031 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $794,934 | $81,296 | $713,638 | −$8,234 | $786,700 | $786,700 | ~$13,711 | Partial |
| 2024 | $644,900 | — | — | −$569,900 | $75,000 | $— | $12,992 | Verified |
| 2023 | $534,890 | — | — | −$459,890 | $75,000 | $— | $11,668 | Verified |
| 2022 | $568,824 | — | — | −$493,824 | $75,000 | $— | $10,564 | Verified |
| 2021 | $386,954 | — | — | −$361,954 | $25,000 | $— | $12,381 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -35.0% | -34.3% | ~100% | Not available | Partial |
| 2025 | +21.3% | +20.0% | 99.0% | Not available | Partial |
| 2024 | -12.3% | -12.3% | ~100% | 1.9800% | Verified |
| 2023 | +18.8% | +18.8% | ~100% | 1.5600% | Verified |
| 2022 | +10.6% | +10.6% | ~100% | 1.6800% | Verified |
| 2021 | base year | — | ~100% | 3.2000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +39.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -35.0% | +10.0% | +32.6% | +47.0% | 2022 | -35.0% | 2026 |
| Assessment Ratio | 100.0% | 40.7% | — | 100.0% | 2026 | 6.5% | 2021 |
| Effective Tax Rate (2025) | 1.7200% | 1.7200% | — | 1.7200% | 2025 | 1.7200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$13,711 | $12,263 | ~$20,527 | $13,711 | 2025 | $10,564 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$951,698 | ~$865,370 | ~2.0139% | ~$17,428 | +19.7% |
| 2027 | ~$1,139,376 | ~$951,907 | ~1.9814% | ~$18,861 | +43.3% |
| 2028 | ~$1,364,064 | ~$1,047,098 | ~1.9488% | ~$20,406 | +71.6% |
| 2029 | ~$1,633,062 | ~$1,151,807 | ~1.9163% | ~$22,072 | +105.4% |
| 2030 | ~$1,955,108 | ~$1,266,988 | ~1.8837% | ~$23,867 | +145.9% |
| 2026 | ~$935,799 | ~$865,370 | ~2.0465% | ~$17,710 | +17.7% |
| 2027 | ~$1,101,626 | ~$951,907 | ~2.0465% | ~$19,481 | +38.6% |
| 2028 | ~$1,296,838 | ~$1,047,098 | ~2.0465% | ~$21,429 | +63.1% |
| 2029 | ~$1,526,642 | ~$1,151,807 | ~2.0465% | ~$23,572 | +92.0% |
| 2030 | ~$1,797,168 | ~$1,266,988 | ~2.0465% | ~$25,929 | +126.1% |
| 2026 | ~$967,596 | ~$865,370 | ~1.9977% | ~$17,287 | +21.7% |
| 2027 | ~$1,177,762 | ~$951,907 | ~1.9488% | ~$18,551 | +48.2% |
| 2028 | ~$1,433,575 | ~$1,047,098 | ~1.9000% | ~$19,895 | +80.3% |
| 2029 | ~$1,744,953 | ~$1,151,807 | ~1.8512% | ~$21,322 | +119.5% |
| 2030 | ~$2,123,962 | ~$1,266,988 | ~1.8024% | ~$22,836 | +167.2% |
In 2025, this property's market value of $794,934 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +53% 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 | $794,934 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $644,900 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $534,890 | $503,905 | $617,035 | $919,932 | ↓ Below median | +0.9% |
| 2022 | $568,824 | $506,618 | $615,058 | $906,429 | ↓ Below median | +39.1% |
| 2021 | $386,954 | $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.