3462 WILLOWRUN DR TX 78704
| Owner | SOFIA FAMILY TRUST & |
|---|---|
| Parcel ID | 0409000208 |
| Short ID | 312539 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 2,704 SF |
| Land SF | 11,790 SF |
| Acres | 0.271 |
| Year Built | 1980 |
| Legal | LOT 27 BLK A WILLOW SPRINGS SEC 1 |
| Neighborhood | K2006 |
| Land | $429,282 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $429,282 |
| Improvement | $305,064 |
|---|---|
| Total Improvement | $305,064 |
| Market | $734,346 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $734,346 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $734,346 |
| Taxable Value | $734,346 |
|---|
Appreciation: Market value has risen +14.5% from $641,095 (2021) to $734,346 (2025), a CAGR of 3.5% 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 $15,028. 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 ($429,282 land vs $305,064 improvements), about $36/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $734,346, 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 +2.8% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $847,247 by 2031, with an estimated annual tax burden around $15,960. 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 | 4,050 SF | ✗ |
| 095 | HVAC RESIDENTIAL | 2,704 SF | ✗ |
| 1ST | 1st Floor | 1,352 SF | ✓ |
| 2ND | 2nd Floor | 1,352 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 104 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 104 SF | ✗ |
| 581 | STORAGE ATT | 24 SF | ✓ |
| 251 | BATHROOM | 4 SF | ✓ |
| 413 | STAIRWAY EXT | 1 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% | $6,794.17 | $6,794.17 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,848.10 | $3,848.10 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,760.00 | $2,760.00 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $866.70 | $866.70 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $759.31 | $759.31 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $15,028.28 | $15,028.28 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $6,794.17 | 45.2% |
| CAT City of Austin | 0.5240% | $3,848.10 | 25.6% |
| TCO Travis County | 0.3758% | $2,760.00 | 18.4% |
| THD Travis Central Health | 0.1180% | $866.70 | 5.8% |
| ACT Austin Community College | 0.1034% | $759.31 | 5.1% |
| Total | 2.0465% | $15,028.28 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $736,998 | $734,346 | +0.4% |
| Assessed Value | $736,998 | $734,346 | +0.4% |
| Land Value | $429,282 | $429,282 | +0.0% |
| Improvement Value | $307,716 | $305,064 | +0.9% |
| Taxable Value | $736,998 | $734,346 | +0.4% |
| Total Tax 2026 = estimate |
~$15,083
Estimated
|
~$15,028
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $736,998 | $429,282 | $307,716 | — | $736,998 | $736,998 | Not yet — post-cert | Preliminary |
| 2025 | $734,346 | $429,282 | $305,064 | — | $734,346 | $734,346 | ~$15,028 | Partial |
| 2024 | $868,193 | $495,000 | $373,193 | — | $868,193 | $868,193 | $17,206 | Verified |
| 2023 | $1,001,185 | $495,000 | $506,185 | — | $1,001,185 | $1,001,185 | $16,142 | Verified |
| 2022 | $847,667 | $495,000 | $352,667 | — | $847,667 | $847,667 | $15,067 | Verified |
| 2021 | $641,095 | $330,000 | $311,095 | — | $641,095 | $641,095 | $13,955 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.4% | +0.4% | ~100% | Not available | Partial |
| 2025 | -15.4% | -15.4% | ~100% | Not available | Partial |
| 2024 | -13.3% | -13.3% | ~100% | No billing data | Verified |
| 2023 | +18.1% | +18.1% | ~100% | No billing data | Verified |
| 2022 | +32.2% | +32.2% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +14.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.4% | +4.4% | +2.8% | +32.2% | 2022 | -15.4% | 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 |
$15,028 | $15,480 | ~$15,613 | $17,206 | 2024 | $13,955 | 2021 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$757,836 | ~$757,836 | ~2.0139% | ~$15,262 | +2.8% |
| 2028 | ~$779,263 | ~$779,263 | ~1.9814% | ~$15,440 | +5.7% |
| 2029 | ~$801,295 | ~$801,295 | ~1.9488% | ~$15,616 | +8.7% |
| 2030 | ~$823,951 | ~$823,951 | ~1.9163% | ~$15,789 | +11.8% |
| 2031 | ~$847,247 | ~$847,247 | ~1.8837% | ~$15,960 | +15.0% |
| 2027 | ~$743,096 | ~$743,096 | ~2.0465% | ~$15,207 | +0.8% |
| 2028 | ~$749,244 | ~$749,244 | ~2.0465% | ~$15,333 | +1.7% |
| 2029 | ~$755,443 | ~$755,443 | ~2.0465% | ~$15,460 | +2.5% |
| 2030 | ~$761,694 | ~$761,694 | ~2.0465% | ~$15,588 | +3.4% |
| 2031 | ~$767,996 | ~$767,996 | ~2.0465% | ~$15,717 | +4.2% |
| 2027 | ~$772,576 | ~$772,576 | ~1.9977% | ~$15,433 | +4.8% |
| 2028 | ~$809,871 | ~$809,871 | ~1.9488% | ~$15,783 | +9.9% |
| 2029 | ~$848,966 | ~$848,966 | ~1.9000% | ~$16,130 | +15.2% |
| 2030 | ~$889,949 | ~$889,949 | ~1.8512% | ~$16,475 | +20.8% |
| 2031 | ~$932,911 | ~$932,911 | ~1.8024% | ~$16,815 | +26.6% |
In 2025, this property's market value of $734,346 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12570 comparable) — +41% 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 | $734,346 | $438,150 | $519,086 | $747,031 | ↑ Above median | -7.5% |
| 2024 | $868,193 | $467,312 | $564,206 | $847,583 | ↑ Top 25% | -6.3% |
| 2023 | $1,001,185 | $503,694 | $616,727 | $918,308 | ↑ Top 25% | +0.9% |
| 2022 | $847,667 | $506,269 | $614,560 | $904,074 | ↑ Above median | +39.0% |
| 2021 | $641,095 | $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 | — |