12809 KARASU DR 78653
| Owner | NGUYEN KELLY & TANIA NGUYEN |
|---|---|
| Parcel ID | 0252401834 |
| Short ID | 953730 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,495 SF |
| Land SF | 5,998 SF |
| Acres | 0.138 |
| Year Built | 2022 |
| Legal | LOT 42 BLK H EASTVILLAGE SINGLE FAMILY PHS 2 |
| Neighborhood | A5850 |
| Land | $96,661 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $96,661 |
| Improvement | $255,097 |
|---|---|
| Total Improvement | $255,097 |
| Market | $351,758 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $351,758 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $351,758 |
| Taxable Value | $351,758 |
|---|
Appreciation: Market value has risen +131.1% from $152,205 (2024) to $351,758 (2025), a CAGR of 131.1% 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 $7,748. 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 27% of market value ($96,661 land vs $255,097 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 $351,758, this parcel sits in the upper-middle (50th–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 +131.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $23,190,991 by 2030, with an estimated annual tax burden around $10,607. 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 | 1,495 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,495 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 378 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 207 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 144% 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% | $3,803.91 | $3,803.91 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,843.27 | $1,843.27 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,322.06 | $1,322.06 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $415.16 | $415.16 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $363.72 | $363.72 | Paid |
| Combined Rate | 2.4670% | 2.3303% | 2.0358% | 2.1127% | 2.2027% | +0.0900% | $7,748.12 | $7,748.12 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $343,781 | $351,758 | -2.3% |
| Assessed Value | $343,781 | $351,758 | -2.3% |
| Land Value | $103,327 | $96,661 | +6.9% |
| Improvement Value | $240,454 | $255,097 | -5.7% |
| Taxable Value | $343,781 | $351,758 | -2.3% |
| Total Tax 2026 = estimate |
~$7,572
Estimated
|
~$7,748
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $343,781 | $343,781 | +0 (+0.0%) |
| Taxable Value | $343,781 | $343,781 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $343,781 | $103,327 | $240,454 | — | $343,781 | $343,781 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $351,758 | $96,661 | $255,097 | — | $351,758 | $351,758 | ~$7,748 | Partial |
| 2024 | $152,205 | — | — | −$52,205 | $100,000 | $— | $7,769 | Verified |
| 2023 | $— | — | — | — | $80,000 | $— | $2,479 | Verified |
| 2022 | $— | — | — | — | $50,000 | $— | $1,165 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -2.3% | -2.3% | ~100% | Not available | Partial |
| 2025 | -4.3% | -4.3% | ~100% | Not available | Partial |
| 2024 | +202.0% ! | +202.0% | ~100% | 2.1100% | Verified |
| 2023 | +143.5% ! | +143.5% | ~100% | 2.0400% | Verified |
| 2022 | base year | — | ~100% | 2.3300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +603.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -2.3% | +64.4% | +132.2% | +131.1% | 2025 | -2.3% | 2026 |
| Assessment Ratio | 100.0% | 88.6% | — | 100.0% | 2025 | 65.7% | 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 |
$7,748 | $7,758 | ~$9,411 | $7,769 | 2024 | $7,748 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$812,941 | ~$386,934 | ~2.1366% | ~$8,267 | +131.1% |
| 2027 | ~$1,878,772 | ~$425,627 | ~2.0705% | ~$8,813 | +434.1% |
| 2028 | ~$4,341,994 | ~$468,190 | ~2.0045% | ~$9,385 | +1134.4% |
| 2029 | ~$10,034,696 | ~$515,009 | ~1.9384% | ~$9,983 | +2752.7% |
| 2030 | ~$23,190,991 | ~$566,510 | ~1.8723% | ~$10,607 | +6492.9% |
| 2026 | ~$805,906 | ~$386,934 | ~2.2027% | ~$8,523 | +129.1% |
| 2027 | ~$1,846,395 | ~$425,627 | ~2.2027% | ~$9,375 | +424.9% |
| 2028 | ~$4,230,240 | ~$468,190 | ~2.2027% | ~$10,313 | +1102.6% |
| 2029 | ~$9,691,820 | ~$515,009 | ~2.2027% | ~$11,344 | +2655.3% |
| 2030 | ~$22,204,739 | ~$566,510 | ~2.2027% | ~$12,478 | +6212.5% |
| 2026 | ~$819,976 | ~$386,934 | ~2.1036% | ~$8,139 | +133.1% |
| 2027 | ~$1,911,430 | ~$425,627 | ~2.0045% | ~$8,532 | +443.4% |
| 2028 | ~$4,455,698 | ~$468,190 | ~1.9054% | ~$8,921 | +1166.7% |
| 2029 | ~$10,386,591 | ~$515,009 | ~1.8062% | ~$9,302 | +2852.8% |
| 2030 | ~$24,211,979 | ~$566,510 | ~1.7071% | ~$9,671 | +6783.1% |
In 2025, this property's market value of $351,758 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — 4× 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 | $351,758 | $24,862 | $85,028 | $363,420 | ↑ Above median | +2.1% |
| 2024 | $152,205 | $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.