12600 KARASU DR 78653
| Owner | DOMINGUEZ JARED & JASMIN A CISNEROS |
|---|---|
| Parcel ID | 0252402313 |
| Short ID | 953790 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,700 SF |
| Land SF | 8,703 SF |
| Acres | 0.200 |
| Year Built | 2022 |
| Legal | LOT 14 BLK F EASTVILLAGE SINGLE FAMILY PHS 2 |
| Neighborhood | A5850 |
| Land | $113,516 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $113,516 |
| Improvement | $386,292 |
|---|---|
| Total Improvement | $386,292 |
| Market | $499,808 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $499,808 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $499,808 |
| Taxable Value | $499,808 |
|---|
Appreciation: Market value has risen +173.8% from $182,572 (2024) to $499,808 (2025), a CAGR of 173.8% 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 $11,009. 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 23% of market value ($113,516 land vs $386,292 improvements), about $13/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Submarket Position: At $499,808, 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 +173.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $76,850,793 by 2030, with an estimated annual tax burden around $15,071. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,700 SF | ✗ |
| 1ST | 1st Floor | 1,998 SF | ✓ |
| 2ND | 2nd Floor | 702 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 441 SF | ✓ |
| 612 | TERRACE UNCOVERD | 280 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 21 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 192% 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% | $5,404.92 | $5,404.92 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,619.08 | $2,619.08 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,878.50 | $1,878.50 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $589.89 | $589.89 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $516.80 | $516.80 | Paid |
| Combined Rate | 2.4670% | 2.3303% | 2.0358% | 2.1127% | 2.2027% | +0.0900% | $11,009.19 | $11,009.19 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $475,615 | $499,808 | -4.8% |
| Assessed Value | $475,615 | $499,808 | -4.8% |
| Land Value | $111,172 | $113,516 | -2.1% |
| Improvement Value | $364,443 | $386,292 | -5.7% |
| Taxable Value | $475,615 | $499,808 | -4.8% |
| Total Tax 2026 = estimate |
~$10,476
Estimated
|
~$11,009
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $475,615 | $475,615 | +0 (+0.0%) |
| Taxable Value | $475,615 | $475,615 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $475,615 | $111,172 | $364,443 | — | $475,615 | $475,615 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $499,808 | $113,516 | $386,292 | — | $499,808 | $499,808 | ~$11,009 | Partial |
| 2024 | $182,572 | — | — | −$94,572 | $88,000 | $— | $8,758 | Verified |
| 2023 | $— | — | — | — | $80,000 | $— | $2,974 | Verified |
| 2022 | $— | — | — | — | $50,000 | $— | $1,165 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -4.8% | -4.8% | ~100% | Not available | Partial |
| 2025 | +20.6% | +20.6% | ~100% | Not available | Partial |
| 2024 | +183.8% ! | +183.8% | ~100% | 2.1100% | Verified |
| 2023 | +192.1% ! | +192.1% | ~100% | 2.0400% | Verified |
| 2022 | base year | — | ~100% | 2.3300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +899.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.8% | +84.5% | +176.5% | +173.8% | 2025 | -4.8% | 2026 |
| Assessment Ratio | 100.0% | 82.7% | — | 100.0% | 2025 | 48.2% | 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 |
$11,009 | $9,884 | ~$13,372 | $11,009 | 2025 | $8,758 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,368,271 | ~$549,789 | ~2.1366% | ~$11,747 | +173.8% |
| 2027 | ~$3,745,771 | ~$604,768 | ~2.0705% | ~$12,522 | +649.4% |
| 2028 | ~$10,254,401 | ~$665,244 | ~2.0045% | ~$13,335 | +1951.7% |
| 2029 | ~$28,072,386 | ~$731,769 | ~1.9384% | ~$14,185 | +5516.6% |
| 2030 | ~$76,850,793 | ~$804,946 | ~1.8723% | ~$15,071 | +15276.1% |
| 2026 | ~$1,358,275 | ~$549,789 | ~2.2027% | ~$12,110 | +171.8% |
| 2027 | ~$3,691,240 | ~$604,768 | ~2.2027% | ~$13,321 | +638.5% |
| 2028 | ~$10,031,293 | ~$665,244 | ~2.2027% | ~$14,653 | +1907.0% |
| 2029 | ~$27,260,980 | ~$731,769 | ~2.2027% | ~$16,119 | +5354.3% |
| 2030 | ~$74,084,274 | ~$804,946 | ~2.2027% | ~$17,730 | +14722.5% |
| 2026 | ~$1,378,268 | ~$549,789 | ~2.1036% | ~$11,565 | +175.8% |
| 2027 | ~$3,800,702 | ~$604,768 | ~2.0045% | ~$12,122 | +660.4% |
| 2028 | ~$10,480,793 | ~$665,244 | ~1.9054% | ~$12,675 | +1997.0% |
| 2029 | ~$28,901,772 | ~$731,769 | ~1.8062% | ~$13,218 | +5682.6% |
| 2030 | ~$79,699,350 | ~$804,946 | ~1.7071% | ~$13,742 | +15846.0% |
In 2025, this property's market value of $499,808 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 | $499,808 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $182,572 | $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.