4809 CRESSAL DR TX 78653
| Owner | WANG MEI & CHRISTOPHER ROBERTS |
|---|---|
| Parcel ID | 0250400306 |
| Short ID | 940612 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 3,549 SF |
| Land SF | 6,055 SF |
| Acres | 0.139 |
| Year Built | 2022 |
| Legal | LOT 18 BLK C EASTVILLAGE SINGLE FAMILY PHS 1 |
| Neighborhood | A5850 |
| Land | $96,849 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $96,849 |
| Improvement | $429,517 |
|---|---|
| Total Improvement | $429,517 |
| Market | $526,366 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $526,366 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $526,366 |
| Exemptions (−) (HS) | −$105,273 |
|---|---|
| Taxable Value | $421,093 |
Appreciation: Market value has fallen -18.6% from $646,306 (2024) to $526,366 (2025), a CAGR of -18.6% over 1 year. Growth has been relatively flat for this asset class. 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.
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 $9,275. Manor ISD is the largest single contributor, at 46.4% 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 18% of market value ($96,849 land vs $429,517 improvements), about $16/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 -18.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $188,598 by 2030, with an estimated annual tax burden around $3,531. 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 | 3,549 SF | ✗ |
| 2ND | 2nd Floor | 1,973 SF | ✓ |
| 1ST | 1st Floor | 1,576 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 441 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 283 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 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% | $4,178.16 | $4,178.16 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,206.60 | $2,206.60 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,582.66 | $1,582.66 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $538.82 | $538.82 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $496.99 | $496.99 | Paid |
| Combined Rate | 2.4670% | 2.3303% | 2.0358% | 2.1127% | 2.2027% | +0.0900% | $9,003.23 | $9,003.23 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $521,314 | $526,366 | -1.0% |
| Assessed Value | $521,314 | $526,366 | -1.0% |
| Land Value | $103,516 | $96,849 | +6.9% |
| Improvement Value | $417,798 | $429,517 | -2.7% |
| Taxable Value | $417,051 | $421,093 | -1.0% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$9,186
Estimated
|
~$9,003
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $547,311 | $521,314 | -25,997 (-4.7%) |
| Taxable Value | $437,849 | $417,051 | -20,798 (-4.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $521,314 | $103,516 | $417,798 | — | $521,314 | $417,051 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $526,366 | $96,849 | $429,517 | — | $526,366 | $421,093 | ~$9,003 | Partial |
| 2024 | $646,306 | — | — | −$546,306 | $100,000 | $— | $9,647 | Verified |
| 2023 | $— | — | — | — | $100,000 | $— | $10,965 | Verified |
| 2022 | $— | — | — | — | $80,000 | $— | $1,864 | Verified |
| 2021 | $— | — | — | — | $24,000 | $— | $592 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +4.0% | +4.0% | ~100% | Not available | Partial |
| 2025 | -5.5% | -5.5% | ~100% | Not available | Partial |
| 2024 | -13.8% | -13.8% | ~100% | 1.7300% | Verified |
| 2023 | +707.9% ! | +707.9% | ~100% | 1.7000% | 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): +2093.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.0% | -9.8% | -18.4% | -1.0% | 2026 | -18.6% | 2025 |
| Assessment Ratio | 100.0% | 71.8% | — | 100.0% | 2025 | 15.5% | 2024 |
| 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 |
$9,003 | $9,325 | ~$6,021 | $9,647 | 2024 | $9,003 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$428,684 | ~$428,684 | ~2.1366% | ~$9,159 | -18.6% |
| 2027 | ~$349,130 | ~$349,130 | ~2.0705% | ~$7,229 | -33.7% |
| 2028 | ~$284,339 | ~$284,339 | ~2.0045% | ~$5,699 | -46.0% |
| 2029 | ~$231,572 | ~$231,572 | ~1.9384% | ~$4,489 | -56.0% |
| 2030 | ~$188,598 | ~$188,598 | ~1.8723% | ~$3,531 | -64.2% |
| 2026 | ~$500,048 | ~$500,048 | ~2.2027% | ~$11,014 | -5.0% |
| 2027 | ~$475,045 | ~$475,045 | ~2.2027% | ~$10,464 | -9.8% |
| 2028 | ~$451,293 | ~$451,293 | ~2.2027% | ~$9,941 | -14.3% |
| 2029 | ~$428,728 | ~$428,728 | ~2.2027% | ~$9,444 | -18.5% |
| 2030 | ~$407,292 | ~$407,292 | ~2.2027% | ~$8,971 | -22.6% |
| 2026 | ~$439,212 | ~$439,212 | ~2.1036% | ~$9,239 | -16.6% |
| 2027 | ~$366,488 | ~$366,488 | ~2.0045% | ~$7,346 | -30.4% |
| 2028 | ~$305,806 | ~$305,806 | ~1.9054% | ~$5,827 | -41.9% |
| 2029 | ~$255,171 | ~$255,171 | ~1.8062% | ~$4,609 | -51.5% |
| 2030 | ~$212,920 | ~$212,920 | ~1.7071% | ~$3,635 | -59.5% |
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.