12903 JOHNSON BAR 78610
| Owner | KALINSKI NICHOLAS JOSEPH & |
|---|---|
| Parcel ID | 0455070715 |
| Short ID | 954701 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,751 SF |
| Land SF | 5,659 SF |
| Acres | 0.130 |
| Year Built | 2022 |
| Legal | TURNERS CROSSING NORTH PHS 1 BLK N LOT 2 |
| Neighborhood | H1501 |
| Land | $63,057 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $63,057 |
| Improvement | $390,299 |
|---|---|
| Total Improvement | $390,299 |
| Market | $453,356 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $453,356 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $453,356 |
| Exemptions (−) (HS) | −$90,671 |
|---|---|
| Taxable Value | $362,685 |
Appreciation: Market value has risen +19.6% from $379,159 (2024) to $453,356 (2025), a CAGR of 19.6% 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.
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 $2,892. P10L is the largest single contributor, at 39.9% 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 14% of market value ($63,057 land vs $390,299 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 +19.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,107,973 by 2030, with an estimated annual tax burden around $6,034. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,751 SF | ✗ |
| 1ST | 1st Floor | 1,563 SF | ✓ |
| 2ND | 2nd Floor | 1,188 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 360 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 242 SF | ✗ |
Market value changed by 532% 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% | $1,363.13 | $1,363.13 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $463.60 | $463.60 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $453.36 | $453.36 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $453.36 | $453.36 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $428.05 | $428.05 | Paid |
| Combined Rate | 0.7740% | 0.7054% | 0.7039% | 0.7537% | 0.7973% | +0.0436% | $5,257.56 | $5,257.56 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $410,490 | $453,356 | -9.5% |
| Assessed Value | $410,490 | $453,356 | -9.5% |
| Land Value | $63,057 | $63,057 | +0.0% |
| Improvement Value | $347,433 | $390,299 | -11.0% |
| Taxable Value | $328,392 | $362,685 | -9.5% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$2,618
Estimated
|
~$5,258
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $410,490 | $410,490 | +0 (+0.0%) |
| Taxable Value | $328,392 | $328,392 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $410,490 | $63,057 | $347,433 | — | $410,490 | $328,392 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $453,356 | $63,057 | $390,299 | — | $453,356 | $362,685 | ~$5,258 | Partial |
| 2024 | $379,159 | — | — | −$319,159 | $60,000 | $— | $5,334 | Verified |
| 2023 | $— | — | — | — | $48,000 | $— | $4,384 | Verified |
| 2022 | $— | — | — | — | $48,000 | $— | $2,563 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -9.5% | -9.5% | ~100% | Not available | Partial |
| 2025 | -6.0% | -6.0% | ~100% | Not available | Partial |
| 2024 | +59.1% | +59.1% | ~100% | 1.1100% | Verified |
| 2023 | +531.9% ! | +531.9% | ~100% | 1.4500% | Verified |
| 2022 | base year | — | ~100% | 5.3400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +844.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -9.5% | +5.1% | +22.1% | +19.6% | 2025 | -9.5% | 2026 |
| Assessment Ratio | 100.0% | 71.9% | — | 100.0% | 2025 | 15.8% | 2024 |
| Effective Tax Rate (2025) | 1.1600% | 1.1600% | — | 1.1600% | 2025 | 1.1600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,258 | $5,296 | ~$4,968 | $5,334 | 2024 | $5,258 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$542,072 | ~$498,692 | ~0.8031% | ~$4,005 | +19.6% |
| 2027 | ~$648,150 | ~$548,561 | ~0.8089% | ~$4,437 | +43.0% |
| 2028 | ~$774,985 | ~$603,417 | ~0.8147% | ~$4,916 | +70.9% |
| 2029 | ~$926,641 | ~$663,759 | ~0.8206% | ~$5,447 | +104.4% |
| 2030 | ~$1,107,973 | ~$730,134 | ~0.8264% | ~$6,034 | +144.4% |
| 2026 | ~$533,005 | ~$498,692 | ~0.7973% | ~$3,976 | +17.6% |
| 2027 | ~$626,648 | ~$548,561 | ~0.7973% | ~$4,374 | +38.2% |
| 2028 | ~$736,743 | ~$603,417 | ~0.7973% | ~$4,811 | +62.5% |
| 2029 | ~$866,180 | ~$663,759 | ~0.7973% | ~$5,292 | +91.1% |
| 2030 | ~$1,018,358 | ~$730,134 | ~0.7973% | ~$5,821 | +124.6% |
| 2026 | ~$551,140 | ~$498,692 | ~0.8060% | ~$4,019 | +21.6% |
| 2027 | ~$670,014 | ~$548,561 | ~0.8147% | ~$4,469 | +47.8% |
| 2028 | ~$814,528 | ~$603,417 | ~0.8235% | ~$4,969 | +79.7% |
| 2029 | ~$990,212 | ~$663,759 | ~0.8322% | ~$5,524 | +118.4% |
| 2030 | ~$1,203,790 | ~$730,134 | ~0.8409% | ~$6,140 | +165.5% |
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.