12500 KARASU DR TX 78653
| Owner | CHANG TERRY A & EUNICE N LONFO |
|---|---|
| Parcel ID | 0250400102 |
| Short ID | 940602 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,491 SF |
| Land SF | 6,852 SF |
| Acres | 0.157 |
| Year Built | 2022 |
| Legal | LOT 10 BLK F EASTVILLAGE SINGLE FAMILY PHS 1 |
| Neighborhood | A5850 |
| Land | $99,507 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $99,507 |
| Improvement | $254,491 |
|---|---|
| Total Improvement | $254,491 |
| Market | $353,998 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $353,998 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $353,998 |
| Exemptions (−) (HS) | −$70,800 |
|---|---|
| Taxable Value | $283,198 |
Appreciation: Market value has fallen -0.6% from $356,280 (2024) to $353,998 (2025), a CAGR of -0.6% over 1 year. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2025→2026), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend.
Tax Burden: The combined rate across 5 taxing entities is 2.2027% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $6,238. Manor ISD is the largest single contributor, at 41.6% of the total 2025 levy.
Asset Class: O. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 28% of market value ($99,507 land vs $254,491 improvements), about $15/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Forward Outlook: Holding the -0.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $342,805 by 2030, with an estimated annual tax burden around $6,418. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 1,491 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,491 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 379 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 203 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 233% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IMA Manor ISD | 1.3520% | 1.3520% | 1.0861% | 1.0814% | 1.0814% | +0.0000% | $2,314.17 | $2,314.17 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,484.01 | $1,484.01 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,064.39 | $1,064.39 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $360.86 | $360.86 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $334.24 | $334.24 | Paid |
| Combined Rate | 2.4670% | 2.3303% | 2.0358% | 2.1127% | 2.2027% | +0.0900% | $5,557.67 | $5,557.67 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $346,033 | $353,998 | -2.3% |
| Assessed Value | $346,033 | $353,998 | -2.3% |
| Land Value | $106,173 | $99,507 | +6.7% |
| Improvement Value | $239,860 | $254,491 | -5.7% |
| Taxable Value | $346,033 | $283,198 | +22.2% |
| Exemptions | — | HS | |
| Total Tax 2026 = estimate |
~$7,622
Estimated
|
~$5,558
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $346,033 | $346,033 | +0 (+0.0%) |
| Taxable Value | $346,033 | $346,033 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $346,033 | $106,173 | $239,860 | — | $346,033 | $346,033 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $353,998 | $99,507 | $254,491 | — | $353,998 | $283,198 | ~$5,558 | Partial |
| 2024 | $356,280 | — | — | −$256,280 | $100,000 | $— | $5,985 | Verified |
| 2023 | $— | — | — | — | $100,000 | $— | $5,644 | Verified |
| 2022 | $— | — | — | — | $80,000 | $— | $1,864 | Verified |
| 2021 | $— | — | — | — | $24,000 | $— | $592 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -2.2% | -2.2% | ~100% | Not available | Partial |
| 2025 | -3.6% | -3.6% | ~100% | Not available | Partial |
| 2024 | +3.0% | +3.0% | ~100% | 1.6300% | Verified |
| 2023 | +345.4% ! | +345.4% | ~100% | 1.5800% | Verified |
| 2022 | +233.3% ! | +233.3% | ~100% | 2.3300% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1375.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -2.3% | -1.4% | -0.2% | -0.6% | 2025 | -2.3% | 2026 |
| Assessment Ratio | 100.0% | 76.0% | — | 100.0% | 2025 | 28.1% | 2024 |
| Effective Tax Rate (2025) | 1.5700% | 1.5700% | — | 1.5700% | 2025 | 1.5700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,558 | $5,771 | ~$6,963 | $5,985 | 2024 | $5,558 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$351,731 | ~$351,731 | ~2.1366% | ~$7,515 | -0.6% |
| 2027 | ~$349,478 | ~$349,478 | ~2.0705% | ~$7,236 | -1.3% |
| 2028 | ~$347,239 | ~$347,239 | ~2.0045% | ~$6,960 | -1.9% |
| 2029 | ~$345,015 | ~$345,015 | ~1.9384% | ~$6,688 | -2.5% |
| 2030 | ~$342,805 | ~$342,805 | ~1.8723% | ~$6,418 | -3.2% |
| 2026 | ~$344,651 | ~$344,651 | ~2.2027% | ~$7,592 | -2.6% |
| 2027 | ~$335,550 | ~$335,550 | ~2.2027% | ~$7,391 | -5.2% |
| 2028 | ~$326,690 | ~$326,690 | ~2.2027% | ~$7,196 | -7.7% |
| 2029 | ~$318,064 | ~$318,064 | ~2.2027% | ~$7,006 | -10.2% |
| 2030 | ~$309,665 | ~$309,665 | ~2.2027% | ~$6,821 | -12.5% |
| 2026 | ~$358,811 | ~$358,811 | ~2.1036% | ~$7,548 | +1.4% |
| 2027 | ~$363,689 | ~$363,689 | ~2.0045% | ~$7,290 | +2.7% |
| 2028 | ~$368,633 | ~$368,633 | ~1.9054% | ~$7,024 | +4.1% |
| 2029 | ~$373,644 | ~$373,644 | ~1.8062% | ~$6,749 | +5.5% |
| 2030 | ~$378,724 | ~$378,724 | ~1.7071% | ~$6,465 | +7.0% |
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.