12601 KARASU DR 78653
| Owner | LIRA EDUARDO SILVA |
|---|---|
| Parcel ID | 0252401821 |
| Short ID | 953717 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,505 SF |
| Land SF | 6,199 SF |
| Acres | 0.142 |
| Year Built | 2022 |
| Legal | LOT 30 BLK H EASTVILLAGE SINGLE FAMILY PHS 2 |
| Neighborhood | A5850 |
| Land | $97,329 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $97,329 |
| Improvement | $372,594 |
|---|---|
| Total Improvement | $372,594 |
| Market | $469,923 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $469,923 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $469,923 |
| Exemptions (−) (HS) | −$93,985 |
|---|---|
| Taxable Value | $375,938 |
Appreciation: Market value has risen +228.8% from $142,906 (2024) to $469,923 (2025), a CAGR of 228.8% 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 $8,281. Manor ISD is the largest single contributor, at 45.3% 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 21% of market value ($97,329 land vs $372,594 improvements), about $16/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Submarket Position: At $469,923, 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 +228.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $180,679,090 by 2030, with an estimated annual tax burden around $14,170. 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 | 2,505 SF | ✗ |
| 1ST | 1st Floor | 1,530 SF | ✓ |
| 2ND | 2nd Floor | 975 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 420 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 308 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 129% 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% | $3,567.79 | $3,567.79 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,969.98 | $1,969.98 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,412.94 | $1,412.94 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $480.73 | $480.73 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $443.69 | $443.69 | Paid |
| Combined Rate | 2.4670% | 2.3303% | 2.0358% | 2.1127% | 2.2027% | +0.0900% | $7,875.13 | $7,875.13 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $408,803 | $469,923 | -13.0% |
| Assessed Value | $408,803 | $469,923 | -13.0% |
| Land Value | $103,995 | $97,329 | +6.8% |
| Improvement Value | $304,808 | $372,594 | -18.2% |
| Taxable Value | $327,042 | $375,938 | -13.0% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$7,204
Estimated
|
~$7,875
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $455,186 | $408,803 | -46,383 (-10.2%) |
| Taxable Value | $364,149 | $327,042 | -37,107 (-10.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $408,803 | $103,995 | $304,808 | — | $408,803 | $327,042 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $469,923 | $97,329 | $372,594 | — | $469,923 | $375,938 | ~$7,875 | Partial |
| 2024 | $142,906 | — | — | −$62,906 | $80,000 | $— | $6,980 | Verified |
| 2023 | $— | — | — | — | $80,000 | $— | $2,327 | Verified |
| 2022 | $— | — | — | — | $50,000 | $— | $1,165 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -3.1% | -3.1% | ~100% | Not available | Partial |
| 2025 | +19.8% | +19.8% | ~100% | Not available | Partial |
| 2024 | +243.2% ! | +243.2% | ~100% | 1.7800% | Verified |
| 2023 | +128.6% ! | +128.6% | ~100% | 2.0400% | Verified |
| 2022 | base year | — | ~100% | 2.3300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +839.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -13.0% | +107.9% | +238.7% | +228.8% | 2025 | -13.0% | 2026 |
| Assessment Ratio | 100.0% | 85.3% | — | 100.0% | 2025 | 56.0% | 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 |
$7,875 | $7,427 | ~$12,572 | $7,875 | 2025 | $6,980 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,545,265 | ~$516,915 | ~2.1366% | ~$11,044 | +228.8% |
| 2027 | ~$5,081,351 | ~$568,607 | ~2.0705% | ~$11,773 | +981.3% |
| 2028 | ~$16,709,191 | ~$625,468 | ~2.0045% | ~$12,537 | +3455.7% |
| 2029 | ~$54,945,440 | ~$688,014 | ~1.9384% | ~$13,336 | +11592.4% |
| 2030 | ~$180,679,090 | ~$756,816 | ~1.8723% | ~$14,170 | +38348.7% |
| 2026 | ~$1,535,866 | ~$516,915 | ~2.2027% | ~$11,386 | +226.8% |
| 2027 | ~$5,019,728 | ~$568,607 | ~2.2027% | ~$12,525 | +968.2% |
| 2028 | ~$16,406,160 | ~$625,468 | ~2.2027% | ~$13,777 | +3391.2% |
| 2029 | ~$53,620,851 | ~$688,014 | ~2.2027% | ~$15,155 | +11310.6% |
| 2030 | ~$175,250,977 | ~$756,816 | ~2.2027% | ~$16,670 | +37193.6% |
| 2026 | ~$1,554,663 | ~$516,915 | ~2.1036% | ~$10,874 | +230.8% |
| 2027 | ~$5,143,349 | ~$568,607 | ~2.0045% | ~$11,398 | +994.5% |
| 2028 | ~$17,015,930 | ~$625,468 | ~1.9054% | ~$11,917 | +3521.0% |
| 2029 | ~$56,294,420 | ~$688,014 | ~1.8062% | ~$12,427 | +11879.5% |
| 2030 | ~$186,240,878 | ~$756,816 | ~1.7071% | ~$12,920 | +39532.2% |
In 2025, this property's market value of $469,923 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 | $469,923 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $142,906 | $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.