12508 KARASU DR 78653
| Owner | NGUYEN THAO M |
|---|---|
| Parcel ID | 0250400104 |
| Short ID | 953664 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,382 SF |
| Land SF | 8,621 SF |
| Acres | 0.198 |
| Year Built | 2022 |
| Legal | LOT 12 BLK F EASTVILLAGE SINGLE FAMILY PHS 2 |
| Neighborhood | A5850 |
| Land | $113,103 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $113,103 |
| Improvement | $360,462 |
|---|---|
| Total Improvement | $360,462 |
| Market | $473,565 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $473,565 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $473,565 |
| Exemptions (−) (HS) | −$94,713 |
|---|---|
| Taxable Value | $378,852 |
Appreciation: Market value has risen +77.9% from $266,249 (2024) to $473,565 (2025), a CAGR of 77.9% over 1 year. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Land/Vacant parcel countywide rose +28.8%, so this parcel has outpaced the broader land/vacant market over the same period.
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 $8,345. Manor ISD is the largest single contributor, at 45.4% of the total 2025 levy.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 24% of market value ($113,103 land vs $360,462 improvements), about $13/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Submarket Position: At $473,565, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant 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 +77.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $8,430,196 by 2030, with an estimated annual tax burden around $14,280. 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 | 2,382 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,382 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 378 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 189 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 326% in 2023, 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% | $3,607.17 | $3,607.17 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,985.25 | $1,985.25 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,423.90 | $1,423.90 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $484.50 | $484.50 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $447.13 | $447.13 | Paid |
| Combined Rate | 2.4670% | 2.3303% | 2.0358% | 2.1127% | 2.2027% | +0.0900% | $7,947.95 | $7,947.95 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $451,043 | $473,565 | -4.8% |
| Assessed Value | $451,043 | $473,565 | -4.8% |
| Land Value | $111,034 | $113,103 | -1.8% |
| Improvement Value | $340,009 | $360,462 | -5.7% |
| Taxable Value | $360,834 | $378,852 | -4.8% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$7,948
Estimated
|
~$7,948
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $451,043 | $451,043 | +0 (+0.0%) |
| Taxable Value | $360,834 | $360,834 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $451,043 | $111,034 | $340,009 | — | $451,043 | $360,834 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $473,565 | $113,103 | $360,462 | — | $473,565 | $378,852 | ~$7,948 | Partial |
| 2024 | $266,249 | — | — | −$156,249 | $110,000 | $— | $8,311 | Verified |
| 2023 | $— | — | — | — | $80,000 | $— | $3,574 | Verified |
| 2022 | $— | — | — | — | $50,000 | $— | $1,165 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -4.8% | -4.8% | ~100% | Not available | Partial |
| 2025 | -2.9% | -2.9% | ~100% | Not available | Partial |
| 2024 | +129.0% ! | +129.0% | ~100% | 1.7000% | Verified |
| 2023 | +326.0% ! | +326.0% | ~100% | 1.6800% | Verified |
| 2022 | base year | — | ~100% | 2.3300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +847.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.8% | +36.6% | +79.6% | +77.9% | 2025 | -4.8% | 2026 |
| Assessment Ratio | 100.0% | 80.4% | — | 100.0% | 2025 | 41.3% | 2024 |
| Effective Tax Rate (2025) | 1.6800% | 1.6800% | — | 1.6800% | 2025 | 1.6800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$7,948 | $8,130 | ~$12,670 | $8,311 | 2024 | $7,948 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$842,309 | ~$520,922 | ~2.1366% | ~$11,130 | +77.9% |
| 2027 | ~$1,498,176 | ~$573,014 | ~2.0705% | ~$11,864 | +216.4% |
| 2028 | ~$2,664,737 | ~$630,315 | ~2.0045% | ~$12,634 | +462.7% |
| 2029 | ~$4,739,648 | ~$693,347 | ~1.9384% | ~$13,440 | +900.8% |
| 2030 | ~$8,430,196 | ~$762,681 | ~1.8723% | ~$14,280 | +1680.2% |
| 2026 | ~$832,837 | ~$520,922 | ~2.2027% | ~$11,474 | +75.9% |
| 2027 | ~$1,464,673 | ~$573,014 | ~2.2027% | ~$12,622 | +209.3% |
| 2028 | ~$2,575,854 | ~$630,315 | ~2.2027% | ~$13,884 | +443.9% |
| 2029 | ~$4,530,037 | ~$693,347 | ~2.2027% | ~$15,272 | +856.6% |
| 2030 | ~$7,966,771 | ~$762,681 | ~2.2027% | ~$16,799 | +1582.3% |
| 2026 | ~$851,780 | ~$520,922 | ~2.1036% | ~$10,958 | +79.9% |
| 2027 | ~$1,532,058 | ~$573,014 | ~2.0045% | ~$11,486 | +223.5% |
| 2028 | ~$2,755,643 | ~$630,315 | ~1.9054% | ~$12,010 | +481.9% |
| 2029 | ~$4,956,449 | ~$693,347 | ~1.8062% | ~$12,524 | +946.6% |
| 2030 | ~$8,914,940 | ~$762,681 | ~1.7071% | ~$13,020 | +1782.5% |
In 2025, this property's market value of $473,565 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 6× the county median of $85,028. Land/Vacant here is the broad TCAD category — every land/vacant 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 | $473,565 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $266,249 | $23,000 | $66,000 | $330,000 | ↑ Above median | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
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.