12709 KARASU DR 78653
| Owner | CHAU MOCLAN & KIEN THANH LAN CHAU |
|---|---|
| Parcel ID | 0252401828 |
| Short ID | 953724 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,394 SF |
| Land SF | 6,151 SF |
| Acres | 0.141 |
| Year Built | 2022 |
| Legal | LOT 37 BLK H EASTVILLAGE SINGLE FAMILY PHS 2 |
| Neighborhood | A5850 |
| Land | $97,169 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $97,169 |
| Improvement | $361,388 |
|---|---|
| Total Improvement | $361,388 |
| Market | $458,557 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $458,557 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $458,557 |
| Taxable Value | $458,557 |
|---|
Appreciation: Market value has risen +162.3% from $174,824 (2024) to $458,557 (2025), a CAGR of 162.3% 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 $10,101. Manor ISD is the largest single contributor, at 49.1% 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 ($97,169 land vs $361,388 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 $458,557, 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 +162.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $56,931,772 by 2030, with an estimated annual tax burden around $13,827. 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 | 2,394 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,394 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 360 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 192 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 180% 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% | $4,958.84 | $4,958.84 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,402.92 | $2,402.92 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,723.46 | $1,723.46 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $541.20 | $541.20 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $474.15 | $474.15 | Paid |
| Combined Rate | 2.4670% | 2.3303% | 2.0358% | 2.1127% | 2.2027% | +0.0900% | $10,100.57 | $10,100.57 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $423,704 | $458,557 | -7.6% |
| Assessed Value | $423,704 | $458,557 | -7.6% |
| Land Value | $103,836 | $97,169 | +6.9% |
| Improvement Value | $319,868 | $361,388 | -11.5% |
| Taxable Value | $423,704 | $458,557 | -7.6% |
| Total Tax 2026 = estimate |
~$9,333
Estimated
|
~$10,101
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $423,704 | $423,704 | +0 (+0.0%) |
| Taxable Value | $423,704 | $423,704 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $423,704 | $103,836 | $319,868 | — | $423,704 | $423,704 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $458,557 | $97,169 | $361,388 | — | $458,557 | $458,557 | ~$10,101 | Partial |
| 2024 | $174,824 | — | — | −$74,824 | $100,000 | $— | $10,114 | Verified |
| 2023 | $— | — | — | — | $80,000 | $— | $2,847 | Verified |
| 2022 | $— | — | — | — | $50,000 | $— | $1,165 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -7.6% | -7.6% | ~100% | Not available | Partial |
| 2025 | -4.2% | -4.2% | ~100% | Not available | Partial |
| 2024 | +242.3% ! | +242.3% | ~100% | 2.1100% | Verified |
| 2023 | +179.7% ! | +179.7% | ~100% | 2.0400% | Verified |
| 2022 | base year | — | ~100% | 2.3300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +817.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -7.6% | +77.4% | +166.6% | +162.3% | 2025 | -7.6% | 2026 |
| Assessment Ratio | 100.0% | 85.7% | — | 100.0% | 2025 | 57.2% | 2024 |
| Effective Tax Rate (2025) | 2.2000% | 2.2000% | — | 2.2000% | 2025 | 2.2000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$10,101 | $10,107 | ~$12,268 | $10,114 | 2024 | $10,101 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,202,778 | ~$504,413 | ~2.1366% | ~$10,777 | +162.3% |
| 2027 | ~$3,154,844 | ~$554,854 | ~2.0705% | ~$11,488 | +588.0% |
| 2028 | ~$8,275,041 | ~$610,339 | ~2.0045% | ~$12,234 | +1704.6% |
| 2029 | ~$21,705,132 | ~$671,373 | ~1.9384% | ~$13,014 | +4633.4% |
| 2030 | ~$56,931,772 | ~$738,511 | ~1.8723% | ~$13,827 | +12315.4% |
| 2026 | ~$1,193,607 | ~$504,413 | ~2.2027% | ~$11,111 | +160.3% |
| 2027 | ~$3,106,916 | ~$554,854 | ~2.2027% | ~$12,222 | +577.5% |
| 2028 | ~$8,087,190 | ~$610,339 | ~2.2027% | ~$13,444 | +1663.6% |
| 2029 | ~$21,050,662 | ~$671,373 | ~2.2027% | ~$14,788 | +4490.6% |
| 2030 | ~$54,794,108 | ~$738,511 | ~2.2027% | ~$16,267 | +11849.2% |
| 2026 | ~$1,211,949 | ~$504,413 | ~2.1036% | ~$10,611 | +164.3% |
| 2027 | ~$3,203,138 | ~$554,854 | ~2.0045% | ~$11,122 | +598.5% |
| 2028 | ~$8,465,779 | ~$610,339 | ~1.9054% | ~$11,629 | +1746.2% |
| 2029 | ~$22,374,745 | ~$671,373 | ~1.8062% | ~$12,127 | +4779.4% |
| 2030 | ~$59,135,639 | ~$738,511 | ~1.7071% | ~$12,607 | +12796.0% |
In 2025, this property's market value of $458,557 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 | $458,557 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $174,824 | $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.