8401 GARCREEK CIR TX 78724
| Owner | MEDICHARLA VENKATARAMANA |
|---|---|
| Parcel ID | 0217380404 |
| Short ID | 499822 |
| 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 4 BLK B COLONY MEADOWS SEC 2 |
| Neighborhood | C0605 |
| Land | $79,831 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $79,831 |
| Improvement | $606,643 |
|---|---|
| Total Improvement | $606,643 |
| Market | $686,474 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $686,474 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $686,474 |
| Taxable Value | $686,474 |
|---|
Appreciation: Market value has risen +81.1% from $379,126 (2021) to $686,474 (2025), a CAGR of 16.0% 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 $14,049. 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 ($79,831 land vs $606,643 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 $686,474, 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 +16.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,441,865 by 2030, with an estimated annual tax burden around $20,826. 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% | $6,351.26 | $6,351.26 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,597.24 | $3,597.24 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,580.08 | $2,580.08 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $810.20 | $810.20 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $709.81 | $709.81 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $14,048.59 | $14,048.59 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $515,566 | $686,474 | -24.9% |
| Assessed Value | $515,566 | $686,474 | -24.9% |
| Land Value | $79,831 | $79,831 | +0.0% |
| Improvement Value | $435,735 | $606,643 | -28.2% |
| Taxable Value | $515,566 | $686,474 | -24.9% |
| Total Tax 2026 = estimate |
~$10,551
Estimated
|
~$14,049
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $515,566 | $515,566 | +0 (+0.0%) |
| Taxable Value | $515,566 | $515,566 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $515,566 | $79,831 | $435,735 | — | $515,566 | $515,566 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $686,474 | $79,831 | $606,643 | — | $686,474 | $686,474 | ~$14,049 | Partial |
| 2024 | $747,294 | — | — | −$672,294 | $75,000 | $— | $13,605 | Verified |
| 2023 | $629,283 | — | — | −$554,283 | $75,000 | $— | $13,520 | Verified |
| 2022 | $533,900 | — | — | −$458,900 | $75,000 | $— | $12,428 | Verified |
| 2021 | $379,126 | — | — | −$354,126 | $25,000 | $— | $11,621 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -24.9% | -24.9% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -8.1% | -8.1% | ~100% | 1.9800% | Verified |
| 2023 | +18.8% | +18.8% | ~100% | 1.8100% | Verified |
| 2022 | +17.9% | +17.9% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 3.0700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +28.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -24.9% | +8.9% | +23.7% | +40.8% | 2022 | -24.9% | 2026 |
| Assessment Ratio | 100.0% | 40.4% | — | 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 |
$14,049 | $13,045 | ~$17,912 | $14,049 | 2025 | $11,621 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$796,314 | ~$755,121 | ~2.0139% | ~$15,208 | +16.0% |
| 2027 | ~$923,729 | ~$830,634 | ~1.9814% | ~$16,458 | +34.6% |
| 2028 | ~$1,071,530 | ~$913,697 | ~1.9488% | ~$17,806 | +56.1% |
| 2029 | ~$1,242,981 | ~$1,005,067 | ~1.9163% | ~$19,260 | +81.1% |
| 2030 | ~$1,441,865 | ~$1,105,573 | ~1.8837% | ~$20,826 | +110.0% |
| 2026 | ~$782,584 | ~$755,121 | ~2.0465% | ~$15,453 | +14.0% |
| 2027 | ~$892,151 | ~$830,634 | ~2.0465% | ~$16,999 | +30.0% |
| 2028 | ~$1,017,057 | ~$913,697 | ~2.0465% | ~$18,699 | +48.2% |
| 2029 | ~$1,159,451 | ~$1,005,067 | ~2.0465% | ~$20,569 | +68.9% |
| 2030 | ~$1,321,780 | ~$1,105,573 | ~2.0465% | ~$22,625 | +92.5% |
| 2026 | ~$810,043 | ~$755,121 | ~1.9977% | ~$15,085 | +18.0% |
| 2027 | ~$955,856 | ~$830,634 | ~1.9488% | ~$16,188 | +39.2% |
| 2028 | ~$1,127,915 | ~$913,697 | ~1.9000% | ~$17,360 | +64.3% |
| 2029 | ~$1,330,946 | ~$1,005,067 | ~1.8512% | ~$18,606 | +93.9% |
| 2030 | ~$1,570,524 | ~$1,105,573 | ~1.8024% | ~$19,927 | +128.8% |
In 2025, this property's market value of $686,474 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 | $686,474 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $747,294 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $629,283 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $533,900 | $506,618 | $615,058 | $906,429 | ↓ Below median | +39.1% |
| 2021 | $379,126 | $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.