12705 KARASU DR 78653
| Owner | NGUYEN ELIZABETH |
|---|---|
| Parcel ID | 0252401827 |
| Short ID | 953723 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,967 SF |
| Land SF | 5,998 SF |
| Acres | 0.138 |
| Year Built | 2022 |
| Legal | LOT 36 BLK H EASTVILLAGE SINGLE FAMILY PHS 2 |
| Neighborhood | A5850 |
| Land | $96,661 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $96,661 |
| Improvement | $316,391 |
|---|---|
| Total Improvement | $316,391 |
| Market | $413,052 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $413,052 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $413,052 |
| Exemptions (−) (HS) | −$82,610 |
|---|---|
| Taxable Value | $330,442 |
Appreciation: Market value has risen +145.2% from $168,467 (2024) to $413,052 (2025), a CAGR of 145.2% 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 $7,279. Manor ISD is the largest single contributor, at 43.8% 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 23% of market value ($96,661 land vs $316,391 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 $413,052, 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 +145.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $36,597,731 by 2030, with an estimated annual tax burden around $12,455. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,967 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,967 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 420 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 260 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 170% 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% | $2,952.78 | $2,952.78 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,731.57 | $1,731.57 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,241.95 | $1,241.95 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $421.93 | $421.93 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $390.00 | $390.00 | Paid |
| Combined Rate | 2.4670% | 2.3303% | 2.0358% | 2.1127% | 2.2027% | +0.0900% | $6,738.23 | $6,738.23 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $401,587 | $413,052 | -2.8% |
| Assessed Value | $401,587 | $413,052 | -2.8% |
| Land Value | $103,327 | $96,661 | +6.9% |
| Improvement Value | $298,260 | $316,391 | -5.7% |
| Taxable Value | $321,270 | $330,442 | -2.8% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$7,077
Estimated
|
~$6,738
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $401,587 | $401,587 | +0 (+0.0%) |
| Taxable Value | $321,270 | $321,270 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $401,587 | $103,327 | $298,260 | — | $401,587 | $321,270 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $413,052 | $96,661 | $316,391 | — | $413,052 | $330,442 | ~$6,738 | Partial |
| 2024 | $168,467 | — | — | −$68,467 | $100,000 | $— | $7,229 | Verified |
| 2023 | $— | — | — | — | $80,000 | $— | $2,744 | Verified |
| 2022 | $— | — | — | — | $50,000 | $— | $1,165 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -2.8% | -2.8% | ~100% | Not available | Partial |
| 2025 | -4.3% | -4.3% | ~100% | Not available | Partial |
| 2024 | +220.2% ! | +220.2% | ~100% | 1.6800% | Verified |
| 2023 | +169.5% ! | +169.5% | ~100% | 2.0400% | Verified |
| 2022 | base year | — | ~100% | 2.3300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +726.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -2.8% | +71.2% | +146.6% | +145.2% | 2025 | -2.8% | 2026 |
| Assessment Ratio | 100.0% | 86.5% | — | 100.0% | 2025 | 59.4% | 2024 |
| Effective Tax Rate (2025) | 1.6300% | 1.6300% | — | 1.6300% | 2025 | 1.6300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,738 | $6,984 | ~$11,051 | $7,229 | 2024 | $6,738 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,012,732 | ~$454,357 | ~2.1366% | ~$9,708 | +145.2% |
| 2027 | ~$2,483,045 | ~$499,793 | ~2.0705% | ~$10,348 | +501.1% |
| 2028 | ~$6,087,996 | ~$549,772 | ~2.0045% | ~$11,020 | +1373.9% |
| 2029 | ~$14,926,716 | ~$604,749 | ~1.9384% | ~$11,722 | +3513.8% |
| 2030 | ~$36,597,731 | ~$665,224 | ~1.8723% | ~$12,455 | +8760.3% |
| 2026 | ~$1,004,471 | ~$454,357 | ~2.2027% | ~$10,008 | +143.2% |
| 2027 | ~$2,442,700 | ~$499,793 | ~2.2027% | ~$11,009 | +491.4% |
| 2028 | ~$5,940,226 | ~$549,772 | ~2.2027% | ~$12,110 | +1338.1% |
| 2029 | ~$14,445,604 | ~$604,749 | ~2.2027% | ~$13,321 | +3397.3% |
| 2030 | ~$35,129,214 | ~$665,224 | ~2.2027% | ~$14,653 | +8404.8% |
| 2026 | ~$1,020,993 | ~$454,357 | ~2.1036% | ~$9,558 | +147.2% |
| 2027 | ~$2,523,719 | ~$499,793 | ~2.0045% | ~$10,018 | +511.0% |
| 2028 | ~$6,238,198 | ~$549,772 | ~1.9054% | ~$10,475 | +1410.3% |
| 2029 | ~$15,419,748 | ~$604,749 | ~1.8062% | ~$10,923 | +3633.1% |
| 2030 | ~$38,114,954 | ~$665,224 | ~1.7071% | ~$11,356 | +9127.6% |
In 2025, this property's market value of $413,052 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 5× 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 | $413,052 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $168,467 | $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.