12609 KARASU DR 78653
| Owner | YERAJERLA VEERA VENKATESWARA RAO |
|---|---|
| Parcel ID | 0252401823 |
| Short ID | 953719 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 3,549 SF |
| Land SF | 5,998 SF |
| Acres | 0.138 |
| Year Built | 2022 |
| Legal | LOT 32 BLK H EASTVILLAGE SINGLE FAMILY PHS 2 |
| Neighborhood | A5850 |
| Land | $96,661 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $96,661 |
| Improvement | $423,339 |
|---|---|
| Total Improvement | $423,339 |
| Market | $520,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $520,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $520,000 |
| Exemptions (−) (HS) | −$104,000 |
|---|---|
| Taxable Value | $416,000 |
Appreciation: Market value has risen +162.2% from $198,328 (2024) to $520,000 (2025), a CAGR of 162.2% 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 $9,163. Manor ISD is the largest single contributor, at 46.3% 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 19% of market value ($96,661 land vs $423,339 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 $520,000, 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 +162.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $64,431,746 by 2030, with an estimated annual tax burden around $15,680. 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 | 5 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 217% 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% | $4,109.32 | $4,109.32 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,179.91 | $2,179.91 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,563.52 | $1,563.52 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $532.30 | $532.30 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $490.98 | $490.98 | Paid |
| Combined Rate | 2.4670% | 2.3303% | 2.0358% | 2.1127% | 2.2027% | +0.0900% | $8,876.03 | $8,876.03 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $496,000 | $520,000 | -4.6% |
| Assessed Value | $496,000 | $520,000 | -4.6% |
| Land Value | $103,327 | $96,661 | +6.9% |
| Improvement Value | $392,673 | $423,339 | -7.2% |
| Taxable Value | $396,800 | $416,000 | -4.6% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$8,740
Estimated
|
~$8,876
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $547,122 | $496,000 | -51,122 (-9.3%) |
| Taxable Value | $437,698 | $396,800 | -40,898 (-9.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $496,000 | $103,327 | $392,673 | — | $496,000 | $396,800 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $520,000 | $96,661 | $423,339 | — | $520,000 | $416,000 | ~$8,876 | Partial |
| 2024 | $198,328 | — | — | −$98,328 | $100,000 | $— | $10,338 | Verified |
| 2023 | $— | — | — | — | $80,000 | $— | $2,870 | Verified |
| 2022 | $— | — | — | — | $50,000 | $— | $1,165 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +5.2% | +5.2% | ~100% | Not available | Partial |
| 2025 | -12.3% | -12.3% | ~100% | Not available | Partial |
| 2024 | +273.6% ! | +273.6% | ~100% | 1.7400% | Verified |
| 2023 | +217.3% ! | +217.3% | ~100% | 1.8100% | Verified |
| 2022 | base year | — | ~100% | 2.3300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +940.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.6% | +78.8% | +164.7% | +162.2% | 2025 | -4.6% | 2026 |
| Assessment Ratio | 100.0% | 83.5% | — | 100.0% | 2025 | 50.4% | 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 |
$8,876 | $9,607 | ~$13,912 | $10,338 | 2024 | $8,876 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,363,398 | ~$572,000 | ~2.1366% | ~$12,221 | +162.2% |
| 2027 | ~$3,574,719 | ~$629,200 | ~2.0705% | ~$13,028 | +587.4% |
| 2028 | ~$9,372,626 | ~$692,120 | ~2.0045% | ~$13,873 | +1702.4% |
| 2029 | ~$24,574,268 | ~$761,332 | ~1.9384% | ~$14,758 | +4625.8% |
| 2030 | ~$64,431,746 | ~$837,465 | ~1.8723% | ~$15,680 | +12290.7% |
| 2026 | ~$1,352,998 | ~$572,000 | ~2.2027% | ~$12,599 | +160.2% |
| 2027 | ~$3,520,392 | ~$629,200 | ~2.2027% | ~$13,859 | +577.0% |
| 2028 | ~$9,159,775 | ~$692,120 | ~2.2027% | ~$15,245 | +1661.5% |
| 2029 | ~$23,832,994 | ~$761,332 | ~2.2027% | ~$16,770 | +4483.3% |
| 2030 | ~$62,011,525 | ~$837,465 | ~2.2027% | ~$18,447 | +11825.3% |
| 2026 | ~$1,373,798 | ~$572,000 | ~2.1036% | ~$12,032 | +164.2% |
| 2027 | ~$3,629,463 | ~$629,200 | ~2.0045% | ~$12,612 | +598.0% |
| 2028 | ~$9,588,749 | ~$692,120 | ~1.9054% | ~$13,187 | +1744.0% |
| 2029 | ~$25,332,701 | ~$761,332 | ~1.8062% | ~$13,752 | +4771.7% |
| 2030 | ~$66,926,950 | ~$837,465 | ~1.7071% | ~$14,297 | +12770.6% |
In 2025, this property's market value of $520,000 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 | $520,000 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $198,328 | $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.