12608 KARASU DR 78653
| Owner | TAUR ABHISHEK BALASAHEB |
|---|---|
| Parcel ID | 0252402311 |
| Short ID | 953788 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 3,549 SF |
| Land SF | 6,856 SF |
| Acres | 0.157 |
| Year Built | 2022 |
| Legal | LOT 16 BLK F EASTVILLAGE SINGLE FAMILY PHS 2 |
| Neighborhood | A5850 |
| Land | $99,521 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $99,521 |
| Improvement | $422,259 |
|---|---|
| Total Improvement | $422,259 |
| Market | $521,780 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $521,780 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $521,780 |
| Exemptions (−) (HS) | −$104,356 |
|---|---|
| Taxable Value | $417,424 |
Appreciation: Market value has risen +233.3% from $156,548 (2024) to $521,780 (2025), a CAGR of 233.3% 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 $9,195. 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 ($99,521 land vs $422,259 improvements), about $15/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Submarket Position: At $521,780, 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 +233.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $214,628,284 by 2030, with an estimated annual tax burden around $15,734. 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 | 4 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 150% 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% | $4,128.57 | $4,128.57 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,187.37 | $2,187.37 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,568.87 | $1,568.87 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $534.13 | $534.13 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $492.66 | $492.66 | Paid |
| Combined Rate | 2.4670% | 2.3303% | 2.0358% | 2.1127% | 2.2027% | +0.0900% | $8,911.60 | $8,911.60 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $493,940 | $521,780 | -5.3% |
| Assessed Value | $493,940 | $521,780 | -5.3% |
| Land Value | $106,188 | $99,521 | +6.7% |
| Improvement Value | $387,752 | $422,259 | -8.2% |
| Taxable Value | $395,152 | $417,424 | -5.3% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$8,704
Estimated
|
~$8,912
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $549,983 | $493,940 | -56,043 (-10.2%) |
| Taxable Value | $439,986 | $395,152 | -44,834 (-10.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $493,940 | $106,188 | $387,752 | — | $493,940 | $395,152 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $521,780 | $99,521 | $422,259 | — | $521,780 | $417,424 | ~$8,912 | Partial |
| 2024 | $156,548 | — | — | −$76,548 | $80,000 | $— | $8,598 | Verified |
| 2023 | $— | — | — | — | $80,000 | $— | $2,550 | Verified |
| 2022 | $— | — | — | — | $50,000 | $— | $1,165 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +5.4% | +5.4% | ~100% | Not available | Partial |
| 2025 | +10.0% | +10.0% | ~100% | Not available | Partial |
| 2024 | +278.6% ! | +278.6% | ~100% | 1.8100% | Verified |
| 2023 | +150.5% ! | +150.5% | ~100% | 2.0400% | Verified |
| 2022 | base year | — | ~100% | 2.3300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +943.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -5.3% | +114.0% | +237.1% | +233.3% | 2025 | -5.3% | 2026 |
| Assessment Ratio | 100.0% | 83.7% | — | 100.0% | 2025 | 51.1% | 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 |
$8,912 | $8,755 | ~$13,960 | $8,912 | 2025 | $8,598 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,739,111 | ~$573,958 | ~2.1366% | ~$12,263 | +233.3% |
| 2027 | ~$5,796,519 | ~$631,354 | ~2.0705% | ~$13,072 | +1010.9% |
| 2028 | ~$19,320,001 | ~$694,489 | ~2.0045% | ~$13,921 | +3602.7% |
| 2029 | ~$64,394,244 | ~$763,938 | ~1.9384% | ~$14,808 | +12241.3% |
| 2030 | ~$214,628,284 | ~$840,332 | ~1.8723% | ~$15,734 | +41033.9% |
| 2026 | ~$1,728,676 | ~$573,958 | ~2.2027% | ~$12,642 | +231.3% |
| 2027 | ~$5,727,163 | ~$631,354 | ~2.2027% | ~$13,907 | +997.6% |
| 2028 | ~$18,974,293 | ~$694,489 | ~2.2027% | ~$15,297 | +3536.5% |
| 2029 | ~$62,862,500 | ~$763,938 | ~2.2027% | ~$16,827 | +11947.7% |
| 2030 | ~$208,265,677 | ~$840,332 | ~2.2027% | ~$18,510 | +39814.5% |
| 2026 | ~$1,749,547 | ~$573,958 | ~2.1036% | ~$12,074 | +235.3% |
| 2027 | ~$5,866,292 | ~$631,354 | ~2.0045% | ~$12,655 | +1024.3% |
| 2028 | ~$19,669,883 | ~$694,489 | ~1.9054% | ~$13,232 | +3669.8% |
| 2029 | ~$65,953,811 | ~$763,938 | ~1.8062% | ~$13,799 | +12540.2% |
| 2030 | ~$221,145,453 | ~$840,332 | ~1.7071% | ~$14,346 | +42282.9% |
In 2025, this property's market value of $521,780 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 | $521,780 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $156,548 | $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.