12820 KARASU DR TX 78653
| Owner | WAGNER MATTHEW |
|---|---|
| Parcel ID | 0252401605 |
| Short ID | 940981 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,394 SF |
| Land SF | 5,998 SF |
| Acres | 0.138 |
| Year Built | 2022 |
| Legal | LOT 9 BLK G EASTVILLAGE SINGLE FAMILY PHS 1 |
| Neighborhood | A5850 |
| Land | $96,661 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $96,661 |
| Improvement | $327,483 |
|---|---|
| Total Improvement | $327,483 |
| Market | $424,144 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $424,144 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $424,144 |
| Exemptions (−) (HS) | −$84,829 |
|---|---|
| Taxable Value | $339,315 |
Appreciation: Market value has risen +24.6% from $340,353 (2024) to $424,144 (2025), a CAGR of 24.6% 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 $7,474. Manor ISD is the largest single contributor, at 44.1% 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 23% of market value ($96,661 land vs $327,483 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 +24.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,274,771 by 2030, with an estimated annual tax burden around $12,790. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 2,394 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,394 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 378 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 210 SF | ✗ |
| 612 | TERRACE UNCOVERD | 64 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% | $3,072.73 | $3,072.73 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,778.07 | $1,778.07 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,275.30 | $1,275.30 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $433.39 | $433.39 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $400.47 | $400.47 | Paid |
| Combined Rate | 2.4670% | 2.3303% | 2.0358% | 2.1127% | 2.2027% | +0.0900% | $6,959.96 | $6,959.96 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $446,047 | $424,144 | +5.2% |
| Assessed Value | $446,047 | $424,144 | +5.2% |
| Land Value | $103,327 | $96,661 | +6.9% |
| Improvement Value | $342,720 | $327,483 | +4.7% |
| Taxable Value | $356,838 | $339,315 | +5.2% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$7,860
Estimated
|
~$6,960
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $446,047 | $446,047 | +0 (+0.0%) |
| Taxable Value | $356,838 | $356,838 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $446,047 | $103,327 | $342,720 | — | $446,047 | $356,838 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $424,144 | $96,661 | $327,483 | — | $424,144 | $339,315 | ~$6,960 | Partial |
| 2024 | $340,353 | — | — | −$240,353 | $100,000 | $— | $8,196 | Verified |
| 2023 | $— | — | — | — | $100,000 | $— | $5,524 | Verified |
| 2022 | $— | — | — | — | $80,000 | $— | $1,864 | Verified |
| 2021 | $— | — | — | — | $24,000 | $— | $592 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +5.2% | +5.2% | ~100% | Not available | Partial |
| 2025 | -12.0% | -12.0% | ~100% | Not available | Partial |
| 2024 | +41.6% | +41.6% | ~100% | 1.7000% | Verified |
| 2023 | +325.4% ! | +325.4% | ~100% | 1.6200% | 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): +1667.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +5.2% | +14.9% | +23.4% | +24.6% | 2025 | +5.2% | 2026 |
| Assessment Ratio | 100.0% | 76.5% | — | 100.0% | 2025 | 29.4% | 2024 |
| Effective Tax Rate (2025) | 1.6400% | 1.6400% | — | 1.6400% | 2025 | 1.6400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,960 | $7,578 | ~$11,348 | $8,196 | 2024 | $6,960 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$528,563 | ~$466,558 | ~2.1366% | ~$9,969 | +24.6% |
| 2027 | ~$658,690 | ~$513,214 | ~2.0705% | ~$10,626 | +55.3% |
| 2028 | ~$820,851 | ~$564,536 | ~2.0045% | ~$11,316 | +93.5% |
| 2029 | ~$1,022,936 | ~$620,989 | ~1.9384% | ~$12,037 | +141.2% |
| 2030 | ~$1,274,771 | ~$683,088 | ~1.8723% | ~$12,790 | +200.6% |
| 2026 | ~$520,081 | ~$466,558 | ~2.2027% | ~$10,277 | +22.6% |
| 2027 | ~$637,717 | ~$513,214 | ~2.2027% | ~$11,304 | +50.4% |
| 2028 | ~$781,961 | ~$564,536 | ~2.2027% | ~$12,435 | +84.4% |
| 2029 | ~$958,832 | ~$620,989 | ~2.2027% | ~$13,678 | +126.1% |
| 2030 | ~$1,175,708 | ~$683,088 | ~2.2027% | ~$15,046 | +177.2% |
| 2026 | ~$537,046 | ~$466,558 | ~2.1036% | ~$9,814 | +26.6% |
| 2027 | ~$680,002 | ~$513,214 | ~2.0045% | ~$10,287 | +60.3% |
| 2028 | ~$861,010 | ~$564,536 | ~1.9054% | ~$10,756 | +103.0% |
| 2029 | ~$1,090,202 | ~$620,989 | ~1.8062% | ~$11,217 | +157.0% |
| 2030 | ~$1,380,401 | ~$683,088 | ~1.7071% | ~$11,661 | +225.5% |
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.