12605 KARASU DR 78653
| Owner | PHAM HEATHER & MEN THI PHAM & |
|---|---|
| Parcel ID | 0252401822 |
| Short ID | 953718 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,821 SF |
| Land SF | 6,085 SF |
| Acres | 0.140 |
| Year Built | 2022 |
| Legal | LOT 31 BLK H EASTVILLAGE SINGLE FAMILY PHS 2 |
| Neighborhood | A5850 |
| Land | $96,951 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $96,951 |
| Improvement | $374,652 |
|---|---|
| Total Improvement | $374,652 |
| Market | $471,603 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $471,603 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $471,603 |
| Exemptions (−) (HS) | −$31,437 |
|---|---|
| Taxable Value | $440,166 |
Appreciation: Market value has risen +68.7% from $279,627 (2024) to $471,603 (2025), a CAGR of 68.7% 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. 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 $9,695. Manor ISD is the largest single contributor, at 48.1% 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 ($96,951 land vs $374,652 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 $471,603, 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 +68.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,435,227 by 2030, with an estimated annual tax burden around $14,221. 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 | 2,821 SF | ✗ |
| 1ST | 1st Floor | 1,670 SF | ✓ |
| 2ND | 2nd Floor | 1,151 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 420 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 230 SF | ✗ |
| 252 | BEDROOMS | 5 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 347% 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% | $4,595.31 | $4,595.31 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,306.54 | $2,306.54 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,654.34 | $1,654.34 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $519.50 | $519.50 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $485.91 | $485.91 | Paid |
| Combined Rate | 2.4670% | 2.3303% | 2.0358% | 2.1127% | 2.2027% | +0.0900% | $9,561.60 | $9,561.60 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $429,440 | $471,603 | -8.9% |
| Assessed Value | $429,440 | $471,603 | -8.9% |
| Land Value | $103,618 | $96,951 | +6.9% |
| Improvement Value | $325,822 | $374,652 | -13.0% |
| Taxable Value | $400,814 | $440,166 | -8.9% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$8,829
Estimated
|
~$9,562
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $478,165 | $429,440 | -48,725 (-10.2%) |
| Taxable Value | $446,291 | $400,814 | -45,477 (-10.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $429,440 | $103,618 | $325,822 | — | $429,440 | $400,814 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $471,603 | $96,951 | $374,652 | — | $471,603 | $440,166 | ~$9,562 | Partial |
| 2024 | $279,627 | — | — | −$179,627 | $100,000 | $— | $10,035 | Verified |
| 2023 | $— | — | — | — | $80,000 | $— | $4,554 | Verified |
| 2022 | $— | — | — | — | $50,000 | $— | $1,165 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.4% | +1.4% | ~100% | Not available | Partial |
| 2025 | -8.9% | -8.9% | ~100% | Not available | Partial |
| 2024 | +131.4% ! | +131.4% | ~100% | 1.9400% | Verified |
| 2023 | +347.4% ! | +347.4% | ~100% | 2.0400% | Verified |
| 2022 | base year | — | ~100% | 2.3300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +843.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -8.9% | +29.9% | +72.0% | +68.7% | 2025 | -8.9% | 2026 |
| Assessment Ratio | 100.0% | 78.6% | — | 100.0% | 2025 | 35.8% | 2024 |
| Effective Tax Rate (2025) | 2.0300% | 2.0300% | — | 2.0300% | 2025 | 2.0300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$9,562 | $9,798 | ~$12,617 | $10,035 | 2024 | $9,562 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$795,379 | ~$518,763 | ~2.1366% | ~$11,084 | +68.7% |
| 2027 | ~$1,341,441 | ~$570,640 | ~2.0705% | ~$11,815 | +184.4% |
| 2028 | ~$2,262,398 | ~$627,704 | ~2.0045% | ~$12,582 | +379.7% |
| 2029 | ~$3,815,631 | ~$690,474 | ~1.9384% | ~$13,384 | +709.1% |
| 2030 | ~$6,435,227 | ~$759,521 | ~1.8723% | ~$14,221 | +1264.5% |
| 2026 | ~$785,947 | ~$518,763 | ~2.2027% | ~$11,427 | +66.7% |
| 2027 | ~$1,309,814 | ~$570,640 | ~2.2027% | ~$12,569 | +177.7% |
| 2028 | ~$2,182,862 | ~$627,704 | ~2.2027% | ~$13,826 | +362.9% |
| 2029 | ~$3,637,833 | ~$690,474 | ~2.2027% | ~$15,209 | +671.4% |
| 2030 | ~$6,062,606 | ~$759,521 | ~2.2027% | ~$16,730 | +1185.5% |
| 2026 | ~$804,811 | ~$518,763 | ~2.1036% | ~$10,913 | +70.7% |
| 2027 | ~$1,373,444 | ~$570,640 | ~2.0045% | ~$11,438 | +191.2% |
| 2028 | ~$2,343,842 | ~$627,704 | ~1.9054% | ~$11,960 | +397.0% |
| 2029 | ~$3,999,868 | ~$690,474 | ~1.8062% | ~$12,472 | +748.1% |
| 2030 | ~$6,825,947 | ~$759,521 | ~1.7071% | ~$12,966 | +1347.4% |
In 2025, this property's market value of $471,603 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 | $471,603 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $279,627 | $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.