1616 WILLOW ST TX 78702
| Owner | VILLASENOR FAMILY LP |
|---|---|
| Parcel ID | 0202070413 |
| Short ID | 188983 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 34,804 SF |
| Acres | 0.799 |
| Year Built | — |
| Legal | LOT 11-13 BLK 1 OLT 35 DIV O RIVERSIDE |
| Neighborhood | E1005 |
| Land | $739,420 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $739,420 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $625,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $625,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$26,685 |
| Net Appraised (assessed) | $598,315 |
| Taxable Value | $598,315 |
|---|
Appreciation: Market value has risen +37.4% from $455,000 (2021) to $625,000 (2025), a CAGR of 8.3% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2025), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Land/Vacant parcel countywide rose +487.2%, so this parcel has lagged the broader land/vacant 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 $12,244. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($598,315) is $26,685 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 118% of market value ($739,420 land vs $0 improvements), about $21/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $625,000, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant 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 +8.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $929,428 by 2030, with an estimated annual tax burden around $17,508. 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.
No large value jumps, delinquencies, or data anomalies found for this parcel.
| 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% | $5,535.61 | $5,535.61 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,135.27 | $3,135.27 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,248.74 | $2,248.74 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $706.15 | $706.15 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $618.66 | $618.66 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $12,244.43 | $12,244.43 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $625,000 | $625,000 | +0.0% |
| Assessed Value | $625,000 | $598,315 | +4.5% |
| Land Value | $739,420 | $739,420 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $625,000 | $598,315 | +4.5% |
| Total Tax 2026 = estimate |
~$12,791
Estimated
|
~$12,244
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $739,420 | $625,000 | -114,420 (-15.5%) |
| Taxable Value | $717,978 | $625,000 | -92,978 (-12.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $625,000 | $739,420 | — | — | $625,000 | $625,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $625,000 | $739,420 | — | −$26,685 | $598,315 | $598,315 | ~$12,244 | Partial |
| 2024 | $— | — | — | — | $498,596 | $— | $9,881 | Verified |
| 2023 | $— | — | — | — | $498,596 | $— | $9,021 | Verified |
| 2022 | $— | — | — | — | $498,596 | $— | $9,847 | Verified |
| 2021 | $455,000 | — | — | — | $455,000 | $— | $9,904 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +18.3% | +20.0% | 97.1% | Not available | Partial |
| 2025 | +25.4% | +20.0% | 95.7% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.8100% | Verified |
| 2022 | +9.6% | +9.6% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +37.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +18.7% | +8.3% | +37.4% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 98.6% | — | 100.0% | 2021 | 95.7% | 2025 |
| Effective Tax Rate (2025) | 1.9600% | 1.9600% | — | 1.9600% | 2025 | 1.9600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$12,244 | $11,074 | ~$15,511 | $12,244 | 2025 | $9,904 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$676,624 | ~$676,624 | ~2.0139% | ~$13,627 | +8.3% |
| 2027 | ~$732,511 | ~$732,511 | ~1.9814% | ~$14,514 | +17.2% |
| 2028 | ~$793,015 | ~$793,015 | ~1.9488% | ~$15,455 | +26.9% |
| 2029 | ~$858,516 | ~$858,516 | ~1.9163% | ~$16,452 | +37.4% |
| 2030 | ~$929,428 | ~$929,428 | ~1.8837% | ~$17,508 | +48.7% |
| 2026 | ~$664,124 | ~$664,124 | ~2.0465% | ~$13,591 | +6.3% |
| 2027 | ~$705,696 | ~$705,696 | ~2.0465% | ~$14,442 | +12.9% |
| 2028 | ~$749,871 | ~$749,871 | ~2.0465% | ~$15,346 | +20.0% |
| 2029 | ~$796,812 | ~$796,812 | ~2.0465% | ~$16,307 | +27.5% |
| 2030 | ~$846,690 | ~$846,690 | ~2.0465% | ~$17,327 | +35.5% |
| 2026 | ~$689,124 | ~$689,124 | ~1.9977% | ~$13,766 | +10.3% |
| 2027 | ~$759,826 | ~$759,826 | ~1.9488% | ~$14,808 | +21.6% |
| 2028 | ~$837,783 | ~$837,783 | ~1.9000% | ~$15,918 | +34.0% |
| 2029 | ~$923,737 | ~$923,737 | ~1.8512% | ~$17,100 | +47.8% |
| 2030 | ~$1,018,511 | ~$1,018,511 | ~1.8024% | ~$18,357 | +63.0% |
In 2025, this property's market value of $625,000 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 7× the county median of $85,028. Land/Vacant here is the broad TCAD category — every land/vacant 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 | $625,000 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | — | $23,000 | $66,000 | $330,000 | — | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $455,000 | $6,000 | $14,480 | $80,000 | ↑ Top 25% | base yr |
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.