3449 WILLOWRUN DR TX 78704
| Owner | HOELTER JASON S |
|---|---|
| Parcel ID | 0409000116 |
| Short ID | 312460 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 2,352 SF |
| Land SF | 10,260 SF |
| Acres | 0.236 |
| Year Built | 1973 |
| Legal | LOT 16 BLK B WILLOW SPRINGS SEC 1 |
| Neighborhood | K2006 |
| Land | $414,935 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $414,935 |
| Improvement | $268,192 |
|---|---|
| Total Improvement | $268,192 |
| Market | $683,127 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $683,127 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $683,127 |
| Taxable Value | $683,127 |
|---|
Appreciation: Market value has risen +6.4% from $642,326 (2021) to $683,127 (2025), a CAGR of 1.6% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→2022), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Multi-Family parcel countywide rose +19.0%, so this parcel has lagged the broader multi-family market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $13,980. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Asset Class: Multi-family residential. This is valued using the income approach, so changes in rent roll or occupancy move the appraisal more directly than they would for a cost-approach property.
Value Composition: Land carries 61% of market value ($414,935 land vs $268,192 improvements), about $40/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $683,127, this parcel sits in the upper-middle (50th–75th percentile) of Multi-Family property in Travis County — county median $519,086 (P25 $438,150 / P75 $747,031, n=12,570). Multi-Family here is the broad TCAD category — every multi-family 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 +1.6% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $749,086 by 2031, with an estimated annual tax burden around $14,111. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 3,000 SF | ✗ |
| 095 | HVAC RESIDENTIAL | 2,352 SF | ✗ |
| 1ST | 1st Floor | 1,456 SF | ✓ |
| 2ND | 2nd Floor | 896 SF | ✓ |
| 612 | TERRACE UNCOVERD | 320 SF | ✗ |
| 571 | STORAGE DET | 144 SF | ✓ |
| 581 | STORAGE ATT | 12 SF | ✓ |
| 251 | BATHROOM | 4 SF | ✓ |
| 522 | FIREPLACE | 2 SF | ✓ |
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.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $6,320.29 | $6,320.29 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,579.70 | $3,579.70 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,567.50 | $2,567.50 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $806.25 | $806.25 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $706.35 | $706.35 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $13,980.09 | $13,980.09 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $6,320.29 | 45.2% |
| CAT City of Austin | 0.5240% | $3,579.70 | 25.6% |
| TCO Travis County | 0.3758% | $2,567.50 | 18.4% |
| THD Travis Central Health | 0.1180% | $806.25 | 5.8% |
| ACT Austin Community College | 0.1034% | $706.35 | 5.1% |
| Total | 2.0465% | $13,980.09 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $693,655 | $683,127 | +1.5% |
| Assessed Value | $693,655 | $683,127 | +1.5% |
| Land Value | $414,935 | $414,935 | +0.0% |
| Improvement Value | $278,720 | $268,192 | +3.9% |
| Taxable Value | $693,655 | $683,127 | +1.5% |
| Total Tax 2026 = estimate |
~$14,196
Estimated
|
~$13,980
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $693,655 | $414,935 | $278,720 | — | $693,655 | $693,655 | Not yet — post-cert | Preliminary |
| 2025 | $683,127 | $414,935 | $268,192 | — | $683,127 | $683,127 | ~$13,980 | Partial |
| 2024 | $832,064 | $495,000 | $337,064 | — | $832,064 | $832,064 | $16,490 | Verified |
| 2023 | $926,366 | $495,000 | $431,366 | — | $926,366 | $926,366 | $16,760 | Verified |
| 2022 | $833,612 | $495,000 | $338,612 | — | $833,612 | $833,612 | $15,036 | Verified |
| 2021 | $642,326 | $330,000 | $312,326 | — | $642,326 | $642,326 | $13,981 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.5% | +1.5% | ~100% | Not available | Partial |
| 2025 | -17.9% | -17.9% | ~100% | Not available | Partial |
| 2024 | -10.2% | -10.2% | ~100% | No billing data | Verified |
| 2023 | +11.1% | +11.1% | ~100% | No billing data | Verified |
| 2022 | +29.8% | +29.8% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +6.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.5% | +2.9% | +1.5% | +29.8% | 2022 | -17.9% | 2025 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$13,980 | $15,250 | ~$14,152 | $16,760 | 2023 | $13,980 | 2025 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$704,403 | ~$704,403 | ~2.0139% | ~$14,186 | +1.5% |
| 2028 | ~$715,317 | ~$715,317 | ~1.9814% | ~$14,173 | +3.1% |
| 2029 | ~$726,401 | ~$726,401 | ~1.9488% | ~$14,156 | +4.7% |
| 2030 | ~$737,656 | ~$737,656 | ~1.9163% | ~$14,136 | +6.3% |
| 2031 | ~$749,086 | ~$749,086 | ~1.8837% | ~$14,111 | +8.0% |
| 2027 | ~$690,530 | ~$690,530 | ~2.0465% | ~$14,132 | -0.5% |
| 2028 | ~$687,419 | ~$687,419 | ~2.0465% | ~$14,068 | -0.9% |
| 2029 | ~$684,322 | ~$684,322 | ~2.0465% | ~$14,005 | -1.3% |
| 2030 | ~$681,238 | ~$681,238 | ~2.0465% | ~$13,941 | -1.8% |
| 2031 | ~$678,169 | ~$678,169 | ~2.0465% | ~$13,879 | -2.2% |
| 2027 | ~$718,276 | ~$718,276 | ~1.9977% | ~$14,349 | +3.5% |
| 2028 | ~$743,771 | ~$743,771 | ~1.9488% | ~$14,495 | +7.2% |
| 2029 | ~$770,171 | ~$770,171 | ~1.9000% | ~$14,633 | +11.0% |
| 2030 | ~$797,508 | ~$797,508 | ~1.8512% | ~$14,763 | +15.0% |
| 2031 | ~$825,815 | ~$825,815 | ~1.8024% | ~$14,884 | +19.1% |
In 2025, this property's market value of $683,127 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12570 comparable) — +32% above the county median of $519,086. Multi-Family here is the broad TCAD category — every multi-family 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 | $683,127 | $438,150 | $519,086 | $747,031 | ↑ Above median | -7.5% |
| 2024 | $832,064 | $467,312 | $564,206 | $847,583 | ↑ Above median | -6.3% |
| 2023 | $926,366 | $503,694 | $616,727 | $918,308 | ↑ Top 25% | +0.9% |
| 2022 | $833,612 | $506,269 | $614,560 | $904,074 | ↑ Above median | +39.0% |
| 2021 | $642,326 | $353,349 | $436,046 | $657,886 | ↑ Above median | base yr |
| Source | What it provides | Coverage for this parcel | Confidence |
|---|---|---|---|
| TCAD Certified Appraisal Roll ↗ | Market, assessed, and taxable value; land/improvement split; exemptions | 2025 | Certified |
| Texas Comptroller Annual Jurisdiction Roll (AJR) | Prior-year market and taxable value | 2021–2024 | Verified |
| TCAD Preliminary Export ↗ | First-look 2026 appraisal value, subject to change at certification | 2026 (exported June 9, 2026; certifies July 25, 2026) | Preliminary |
| Travis County Rates History ↗ | Adopted tax rate for each of this parcel's taxing entities | 1990–2025 | Verified |
| TaxCurOpenData | Current-year (2025) tax billing, by taxing entity | 2025 | Partial |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2021, 2022, 2023, 2024 | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |