12606 DAIRYWORK RD 78610
| Owner | SCHUMAKER KATIE L & BEAU B OSBORN |
|---|---|
| Parcel ID | 0453070106 |
| Short ID | 954428 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,469 SF |
| Land SF | 5,940 SF |
| Acres | 0.136 |
| Year Built | 2022 |
| Legal | TURNERS CROSSING NORTH PHS 1 BLK A LOT 13 |
| Neighborhood | H1501 |
| Land | $63,247 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $63,247 |
| Improvement | $363,544 |
|---|---|
| Total Improvement | $363,544 |
| Market | $426,791 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $426,791 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $426,791 |
| Taxable Value | $426,791 |
|---|
Appreciation: Market value has fallen -10.4% from $476,254 (2024) to $426,791 (2025), a CAGR of -10.4% over 1 year. Growth has been relatively flat for this asset class. 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.
Tax Burden: The combined rate across 5 taxing entities is 0.7973% in 2025 (+0.0436% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $3,403. P10L is the largest single contributor, at 38.1% of the total 2025 levy.
Asset Class: O. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 15% of market value ($63,247 land vs $363,544 improvements), about $11/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Forward Outlook: Holding the -10.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $246,660 by 2030, with an estimated annual tax burden around $2,038. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,469 SF | ✗ |
| 1ST | 1st Floor | 1,549 SF | ✓ |
| 2ND | 2nd Floor | 920 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 400 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 224 SF | ✗ |
| 252 | BEDROOMS | 5 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
Market value changed by 892% 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 |
|---|---|---|---|---|---|---|---|---|---|
| P10L | — | — | — | — | — | — | $2,096.06 | $2,096.06 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,604.07 | $1,604.07 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $503.71 | $503.71 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $441.30 | $441.30 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $426.79 | $426.79 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $426.79 | $426.79 | Paid |
| Combined Rate | 0.7740% | 0.7054% | 0.7039% | 0.7537% | 0.7973% | +0.0436% | $5,498.72 | $5,498.72 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $417,184 | $426,791 | -2.3% |
| Assessed Value | $417,184 | $426,791 | -2.3% |
| Land Value | $63,247 | $63,247 | +0.0% |
| Improvement Value | $353,937 | $363,544 | -2.6% |
| Taxable Value | $417,184 | $426,791 | -2.3% |
| Total Tax 2026 = estimate |
~$3,326
Estimated
|
~$5,499
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $417,184 | $417,184 | +0 (+0.0%) |
| Taxable Value | $417,184 | $417,184 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $417,184 | $63,247 | $353,937 | — | $417,184 | $417,184 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $426,791 | $63,247 | $363,544 | — | $426,791 | $426,791 | ~$5,499 | Partial |
| 2024 | $476,254 | — | — | −$416,254 | $60,000 | $— | $5,259 | Verified |
| 2023 | $— | — | — | — | $60,000 | $— | $5,602 | Verified |
| 2022 | $— | — | — | — | $48,000 | $— | $2,563 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -2.3% | -2.3% | ~100% | Not available | Partial |
| 2025 | +3.1% | +3.1% | ~100% | Not available | Partial |
| 2024 | -13.1% | -13.1% | ~100% | 1.2700% | Verified |
| 2023 | +892.2% ! | +892.2% | ~100% | 1.1800% | Verified |
| 2022 | base year | — | ~100% | 5.3400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +789.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -2.3% | -6.3% | -10.0% | -2.3% | 2026 | -10.4% | 2025 |
| Assessment Ratio | 100.0% | 70.9% | — | 100.0% | 2025 | 12.6% | 2024 |
| Effective Tax Rate (2025) | 1.2900% | 1.2900% | — | 1.2900% | 2025 | 1.2900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,499 | $5,379 | ~$2,529 | $5,499 | 2025 | $5,259 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$382,465 | ~$382,465 | ~0.8031% | ~$3,072 | -10.4% |
| 2027 | ~$342,743 | ~$342,743 | ~0.8089% | ~$2,772 | -19.7% |
| 2028 | ~$307,146 | ~$307,146 | ~0.8147% | ~$2,502 | -28.0% |
| 2029 | ~$275,246 | ~$275,246 | ~0.8206% | ~$2,259 | -35.5% |
| 2030 | ~$246,660 | ~$246,660 | ~0.8264% | ~$2,038 | -42.2% |
| 2026 | ~$405,451 | ~$405,451 | ~0.7973% | ~$3,233 | -5.0% |
| 2027 | ~$385,179 | ~$385,179 | ~0.7973% | ~$3,071 | -9.7% |
| 2028 | ~$365,920 | ~$365,920 | ~0.7973% | ~$2,917 | -14.3% |
| 2029 | ~$347,624 | ~$347,624 | ~0.7973% | ~$2,771 | -18.5% |
| 2030 | ~$330,243 | ~$330,243 | ~0.7973% | ~$2,633 | -22.6% |
| 2026 | ~$391,001 | ~$391,001 | ~0.8060% | ~$3,151 | -8.4% |
| 2027 | ~$358,212 | ~$358,212 | ~0.8147% | ~$2,918 | -16.1% |
| 2028 | ~$328,173 | ~$328,173 | ~0.8235% | ~$2,702 | -23.1% |
| 2029 | ~$300,653 | ~$300,653 | ~0.8322% | ~$2,502 | -29.6% |
| 2030 | ~$275,441 | ~$275,441 | ~0.8409% | ~$2,316 | -35.5% |
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.