3458 WILLOWRUN DR TX 78704
| Owner | WILLOWRUN REAL ESTATE LLC |
|---|---|
| Parcel ID | 0409000206 |
| Short ID | 312537 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 3,420 SF |
| Land SF | 9,064 SF |
| Acres | 0.208 |
| Year Built | 1979 |
| Legal | LOT 25 BLK A WILLOW SPRINGS SEC 1 |
| Neighborhood | K2006 |
| Land | $403,722 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $403,722 |
| Improvement | $297,536 |
|---|---|
| Total Improvement | $297,536 |
| Market | $701,258 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $701,258 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $701,258 |
| Taxable Value | $701,258 |
|---|
Appreciation: Market value has fallen -9.7% from $776,557 (2021) to $701,258 (2025), a CAGR of -2.5% over 4 years. 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. 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 $14,351. 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 58% of market value ($403,722 land vs $297,536 improvements), about $45/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $701,258, 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 -0.1% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $771,942 by 2031, with an estimated annual tax burden around $14,541. 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 | 3,420 SF | ✗ |
| 551 | PAVED AREA | 2,346 SF | ✗ |
| 1ST | 1st Floor | 1,710 SF | ✓ |
| 2ND | 2nd Floor | 1,710 SF | ✓ |
| 612 | TERRACE UNCOVERD | 308 SF | ✗ |
| 581 | STORAGE ATT | 218 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 72 SF | ✗ |
| 251 | BATHROOM | 6 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% | $6,488.04 | $6,488.04 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,674.71 | $3,674.71 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,635.64 | $2,635.64 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $827.65 | $827.65 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $725.10 | $725.10 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $14,351.14 | $14,351.14 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $6,488.04 | 45.2% |
| CAT City of Austin | 0.5240% | $3,674.71 | 25.6% |
| TCO Travis County | 0.3758% | $2,635.64 | 18.4% |
| THD Travis Central Health | 0.1180% | $827.65 | 5.8% |
| ACT Austin Community College | 0.1034% | $725.10 | 5.1% |
| Total | 2.0465% | $14,351.14 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $774,246 | $701,258 | +10.4% |
| Assessed Value | $774,246 | $701,258 | +10.4% |
| Land Value | $403,722 | $403,722 | +0.0% |
| Improvement Value | $370,524 | $297,536 | +24.5% |
| Taxable Value | $774,246 | $701,258 | +10.4% |
| Total Tax 2026 = estimate |
~$15,845
Estimated
|
~$14,351
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $774,246 | $403,722 | $370,524 | — | $774,246 | $774,246 | Not yet — post-cert | Preliminary |
| 2025 | $701,258 | $403,722 | $297,536 | — | $701,258 | $701,258 | ~$14,351 | Partial |
| 2024 | $929,109 | $472,500 | $456,609 | — | $929,109 | $929,109 | $18,413 | Verified |
| 2023 | $1,031,460 | $472,500 | $558,960 | — | $1,031,460 | $1,031,460 | $18,662 | Verified |
| 2022 | $980,348 | $472,500 | $507,848 | — | $980,348 | $980,348 | $17,676 | Verified |
| 2021 | $776,557 | $315,000 | $461,557 | — | $776,557 | $776,557 | $16,903 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +10.4% | +10.4% | ~100% | Not available | Partial |
| 2025 | -24.5% | -24.5% | ~100% | Not available | Partial |
| 2024 | -9.9% | -9.9% | ~100% | No billing data | Verified |
| 2023 | +5.2% | +5.2% | ~100% | No billing data | Verified |
| 2022 | +26.2% | +26.2% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): -9.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +10.4% | +1.5% | -0.1% | +26.2% | 2022 | -24.5% | 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 |
$14,351 | $17,201 | ~$15,062 | $18,662 | 2023 | $14,351 | 2025 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$773,785 | ~$773,785 | ~2.0139% | ~$15,584 | -0.1% |
| 2028 | ~$773,324 | ~$773,324 | ~1.9814% | ~$15,323 | -0.1% |
| 2029 | ~$772,863 | ~$772,863 | ~1.9488% | ~$15,062 | -0.2% |
| 2030 | ~$772,402 | ~$772,402 | ~1.9163% | ~$14,801 | -0.2% |
| 2031 | ~$771,942 | ~$771,942 | ~1.8837% | ~$14,541 | -0.3% |
| 2027 | ~$758,300 | ~$758,300 | ~2.0465% | ~$15,518 | -2.1% |
| 2028 | ~$742,682 | ~$742,682 | ~2.0465% | ~$15,199 | -4.1% |
| 2029 | ~$727,386 | ~$727,386 | ~2.0465% | ~$14,886 | -6.1% |
| 2030 | ~$712,404 | ~$712,404 | ~2.0465% | ~$14,579 | -8.0% |
| 2031 | ~$697,732 | ~$697,732 | ~2.0465% | ~$14,279 | -9.9% |
| 2027 | ~$789,270 | ~$789,270 | ~1.9977% | ~$15,767 | +1.9% |
| 2028 | ~$804,585 | ~$804,585 | ~1.9488% | ~$15,680 | +3.9% |
| 2029 | ~$820,197 | ~$820,197 | ~1.9000% | ~$15,584 | +5.9% |
| 2030 | ~$836,112 | ~$836,112 | ~1.8512% | ~$15,478 | +8.0% |
| 2031 | ~$852,336 | ~$852,336 | ~1.8024% | ~$15,362 | +10.1% |
In 2025, this property's market value of $701,258 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12570 comparable) — +35% 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 | $701,258 | $438,150 | $519,086 | $747,031 | ↑ Above median | -7.5% |
| 2024 | $929,109 | $467,312 | $564,206 | $847,583 | ↑ Top 25% | -6.3% |
| 2023 | $1,031,460 | $503,694 | $616,727 | $918,308 | ↑ Top 25% | +0.9% |
| 2022 | $980,348 | $506,269 | $614,560 | $904,074 | ↑ Top 25% | +39.0% |
| 2021 | $776,557 | $353,349 | $436,046 | $657,886 | ↑ Top 25% | 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 | — |