8307 GARCREEK CIR TX 78724
| Owner | KALIA MANISH & SURUCHI BHUTANI |
|---|---|
| Parcel ID | 0217380403 |
| Short ID | 499821 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 4,066 SF |
| Land SF | 10,994 SF |
| Acres | 0.252 |
| Year Built | 1986 |
| Legal | LOT 3 BLK B COLONY MEADOWS SEC 2 |
| Neighborhood | C0605 |
| Land | $79,832 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $79,832 |
| Improvement | $612,601 |
|---|---|
| Total Improvement | $612,601 |
| Market | $692,433 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $692,433 |
| Value Limitation Adjustment (−) (homestead cap) | −$125 |
| Net Appraised (assessed) | $692,308 |
| Taxable Value | $692,308 |
|---|
Appreciation: Market value has risen +80.6% from $383,500 (2021) to $692,433 (2025), a CAGR of 15.9% 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 $14,168. 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 ($79,832 land vs $612,601 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 $692,433, 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 +15.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,449,250 by 2030, with an estimated annual tax burden around $21,003. 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 | 4,066 SF | ✗ |
| 1ST | 1st Floor | 2,033 SF | ✓ |
| 2ND | 2nd Floor | 2,033 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% | $5,338.40 | $5,338.40 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,023.58 | $3,023.58 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,168.63 | $2,168.63 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $680.99 | $680.99 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $596.62 | $596.62 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $11,808.22 | $11,808.22 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $468,506 | $692,433 | -32.3% |
| Assessed Value | $468,506 | $692,308 | -32.3% |
| Land Value | $79,832 | $79,832 | +0.0% |
| Improvement Value | $388,674 | $612,601 | -36.6% |
| Taxable Value | $468,506 | $692,308 | -32.3% |
| Total Tax 2026 = estimate |
~$9,588
Estimated
|
~$11,808
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $484,244 | $468,506 | -15,738 (-3.3%) |
| Taxable Value | $484,244 | $468,506 | -15,738 (-3.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $468,506 | $79,832 | $388,674 | — | $468,506 | $468,506 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $692,433 | $79,832 | $612,601 | −$125 | $692,308 | $692,308 | ~$11,808 | Partial |
| 2024 | $617,243 | — | — | −$542,243 | $75,000 | $— | $11,434 | Verified |
| 2023 | $529,908 | — | — | −$454,908 | $75,000 | $— | $11,167 | Verified |
| 2022 | $526,989 | — | — | −$451,989 | $75,000 | $— | $10,465 | Verified |
| 2021 | $383,500 | — | — | −$358,500 | $25,000 | $— | $11,471 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -30.1% | -30.1% | ~100% | Not available | Partial |
| 2025 | +20.0% | +20.0% | ~100% | Not available | Partial |
| 2024 | -6.5% | -6.5% | ~100% | 1.9800% | Verified |
| 2023 | +16.5% | +16.5% | ~100% | 1.8100% | Verified |
| 2022 | +0.6% | +0.6% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.9900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +31.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -32.3% | +6.9% | +27.0% | +37.4% | 2022 | -32.3% | 2026 |
| Assessment Ratio | 100.0% | 41.2% | — | 100.0% | 2025 | 6.5% | 2021 |
| Effective Tax Rate (2025) | 1.7100% | 1.7100% | — | 1.7100% | 2025 | 1.7100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$11,808 | $11,269 | ~$18,064 | $11,808 | 2025 | $10,465 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$802,659 | ~$761,539 | ~2.0139% | ~$15,337 | +15.9% |
| 2027 | ~$930,431 | ~$837,693 | ~1.9814% | ~$16,598 | +34.4% |
| 2028 | ~$1,078,542 | ~$921,462 | ~1.9488% | ~$17,958 | +55.8% |
| 2029 | ~$1,250,231 | ~$1,013,608 | ~1.9163% | ~$19,424 | +80.6% |
| 2030 | ~$1,449,250 | ~$1,114,969 | ~1.8837% | ~$21,003 | +109.3% |
| 2026 | ~$788,810 | ~$761,539 | ~2.0465% | ~$15,585 | +13.9% |
| 2027 | ~$898,601 | ~$837,693 | ~2.0465% | ~$17,143 | +29.8% |
| 2028 | ~$1,023,674 | ~$921,462 | ~2.0465% | ~$18,858 | +47.8% |
| 2029 | ~$1,166,155 | ~$1,013,608 | ~2.0465% | ~$20,743 | +68.4% |
| 2030 | ~$1,328,467 | ~$1,114,969 | ~2.0465% | ~$22,818 | +91.9% |
| 2026 | ~$816,507 | ~$761,539 | ~1.9977% | ~$15,213 | +17.9% |
| 2027 | ~$962,814 | ~$837,693 | ~1.9488% | ~$16,325 | +39.0% |
| 2028 | ~$1,135,337 | ~$921,462 | ~1.9000% | ~$17,508 | +64.0% |
| 2029 | ~$1,338,773 | ~$1,013,608 | ~1.8512% | ~$18,764 | +93.3% |
| 2030 | ~$1,578,662 | ~$1,114,969 | ~1.8024% | ~$20,096 | +128.0% |
In 2025, this property's market value of $692,433 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +33% 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 | $692,433 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $617,243 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $529,908 | $503,905 | $617,035 | $919,932 | ↓ Below median | +0.9% |
| 2022 | $526,989 | $506,618 | $615,058 | $906,429 | ↓ Below median | +39.1% |
| 2021 | $383,500 | $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.