12821 WILLOWGROVE LN TX 78653
| Owner | JIANG NEAL |
|---|---|
| Parcel ID | 0252401602 |
| Short ID | 940978 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,730 SF |
| Land SF | 5,776 SF |
| Acres | 0.133 |
| Year Built | 2022 |
| Legal | LOT 2 BLK G EASTVILLAGE SINGLE FAMILY PHS 1 |
| Neighborhood | A5850 |
| Land | $95,920 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $95,920 |
| Improvement | $373,032 |
|---|---|
| Total Improvement | $373,032 |
| Market | $468,952 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $468,952 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $468,952 |
| Exemptions (−) (HS) | −$93,790 |
|---|---|
| Taxable Value | $375,162 |
Appreciation: Market value has risen +32.7% from $353,498 (2024) to $468,952 (2025), a CAGR of 32.7% 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.
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 $8,264. Manor ISD is the largest single contributor, at 45.3% 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 20% of market value ($95,920 land vs $373,032 improvements), about $17/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 +32.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,926,795 by 2030, with an estimated annual tax burden around $14,141. 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 | 2,730 SF | ✗ |
| 1ST | 1st Floor | 2,028 SF | ✓ |
| 2ND | 2nd Floor | 702 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 441 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 231 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 3 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% | $3,557.29 | $3,557.29 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,965.91 | $1,965.91 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,410.03 | $1,410.03 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $479.73 | $479.73 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $442.78 | $442.78 | Paid |
| Combined Rate | 2.4670% | 2.3303% | 2.0358% | 2.1127% | 2.2027% | +0.0900% | $7,855.74 | $7,855.74 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $489,822 | $468,952 | +4.5% |
| Assessed Value | $489,822 | $468,952 | +4.5% |
| Land Value | $102,587 | $95,920 | +7.0% |
| Improvement Value | $387,235 | $373,032 | +3.8% |
| Taxable Value | $231,121 | $375,162 | -38.4% |
| Exemptions | HS,OV65 | HS | |
| Total Tax 2026 = estimate |
~$5,091
Estimated
|
~$7,856
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $489,822 | $489,822 | +0 (+0.0%) |
| Taxable Value | $233,170 | $231,121 | -2,049 (-0.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $489,822 | $102,587 | $387,235 | — | $489,822 | $231,121 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $468,952 | $95,920 | $373,032 | — | $468,952 | $375,162 | ~$7,856 | Partial |
| 2024 | $353,498 | — | — | −$253,498 | $100,000 | $— | $10,863 | Verified |
| 2023 | $— | — | — | — | $80,000 | $— | $5,757 | Verified |
| 2022 | $— | — | — | — | $80,000 | $— | $1,864 | Verified |
| 2021 | $— | — | — | — | $24,000 | $— | $592 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +4.5% | +4.5% | ~100% | Not available | Partial |
| 2025 | -8.8% | -8.8% | ~100% | Not available | Partial |
| 2024 | +81.8% ! | +81.8% | ~100% | 2.1100% | Verified |
| 2023 | +253.5% ! | +253.5% | ~100% | 2.0400% | 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): +1854.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +4.5% | +18.6% | +31.5% | +32.7% | 2025 | +4.5% | 2026 |
| Assessment Ratio | 100.0% | 76.1% | — | 100.0% | 2025 | 28.3% | 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 |
$7,856 | $9,359 | ~$12,546 | $10,863 | 2024 | $7,856 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$622,114 | ~$515,847 | ~2.1366% | ~$11,022 | +32.7% |
| 2027 | ~$825,299 | ~$567,432 | ~2.0705% | ~$11,749 | +76.0% |
| 2028 | ~$1,094,845 | ~$624,175 | ~2.0045% | ~$12,511 | +133.5% |
| 2029 | ~$1,452,426 | ~$686,593 | ~1.9384% | ~$13,309 | +209.7% |
| 2030 | ~$1,926,795 | ~$755,252 | ~1.8723% | ~$14,141 | +310.9% |
| 2026 | ~$612,735 | ~$515,847 | ~2.2027% | ~$11,362 | +30.7% |
| 2027 | ~$800,602 | ~$567,432 | ~2.2027% | ~$12,499 | +70.7% |
| 2028 | ~$1,046,070 | ~$624,175 | ~2.2027% | ~$13,749 | +123.1% |
| 2029 | ~$1,366,800 | ~$686,593 | ~2.2027% | ~$15,123 | +191.5% |
| 2030 | ~$1,785,866 | ~$755,252 | ~2.2027% | ~$16,636 | +280.8% |
| 2026 | ~$631,493 | ~$515,847 | ~2.1036% | ~$10,851 | +34.7% |
| 2027 | ~$850,371 | ~$567,432 | ~2.0045% | ~$11,374 | +81.3% |
| 2028 | ~$1,145,113 | ~$624,175 | ~1.9054% | ~$11,893 | +144.2% |
| 2029 | ~$1,542,015 | ~$686,593 | ~1.8062% | ~$12,402 | +228.8% |
| 2030 | ~$2,076,484 | ~$755,252 | ~1.7071% | ~$12,893 | +342.8% |
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.