1700 WILLOW CREEK DR TX 78741
| Owner | BRECKENRIDGE MULTIFAMILY RIVERSIDE OWNER LLC |
|---|---|
| Parcel ID | 0304070815 |
| Short ID | 285493 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 275,196 SF |
| Land SF | 143,917 SF |
| Acres | 3.304 |
| Year Built | 2024 |
| Legal | LOT 10-20 RIVERSIDE DRIVE PLAZA JOINT VENTURE |
| Neighborhood | 0WASH |
| Land | $2,878,340 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,878,340 |
| Improvement | $62,981,660 |
|---|---|
| Total Improvement | $62,981,660 |
| Market | $65,860,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $65,860,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $65,860,000 |
| Taxable Value | $65,860,000 |
|---|
Appreciation: Market value has risen +11134.2% from $586,244 (2021) to $65,860,000 (2025), a CAGR of 225.6% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. Over the same span, the median Multi-Family parcel countywide rose +37.9%, so this parcel has outpaced 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 $1,347,815. 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 4% of market value ($2,878,340 land vs $62,981,660 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~2 yrs), and rent roll drive the underwriting.
Submarket Position: At $65,860,000, this parcel sits in the top quartile (≥75th percentile) of Multi-Family property in Travis County — county median $519,778 (P25 $438,669 / P75 $749,859, n=12,584). 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 +225.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $24,088,007,112 by 2030, with an estimated annual tax burden around $1,998,052. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 275,196 SF | ✓ |
Market value changed by 892% in 2022, 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $609,336.72 | $609,336.72 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $345,117.60 | $345,117.60 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $247,531.52 | $247,531.52 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $77,729.95 | $77,729.95 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $68,099.24 | $68,099.24 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,347,815.03 | $1,347,815.03 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $64,000,000 | $65,860,000 | -2.8% |
| Assessed Value | $64,000,000 | $65,860,000 | -2.8% |
| Land Value | $2,878,340 | $2,878,340 | +0.0% |
| Improvement Value | $61,121,660 | $62,981,660 | -3.0% |
| Taxable Value | $64,000,000 | $65,860,000 | -2.8% |
| Total Tax 2026 = estimate |
~$1,309,750
Estimated
|
~$1,347,815
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $64,918,859 | $64,000,000 | -918,859 (-1.4%) |
| Taxable Value | $64,918,859 | $64,000,000 | -918,859 (-1.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $64,000,000 | $2,878,340 | $61,121,660 | — | $64,000,000 | $64,000,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $65,860,000 | $2,878,340 | $62,981,660 | — | $65,860,000 | $65,860,000 | ~$1,347,815 | Partial |
| 2024 | $44,844,079 | — | — | −$41,965,739 | $2,878,340 | $— | $773,000 | Verified |
| 2023 | $29,164,236 | — | — | −$26,285,896 | $2,878,340 | $— | $811,340 | Verified |
| 2022 | $2,941,307 | — | — | −$62,967 | $2,878,340 | $— | $575,971 | Verified |
| 2021 | $586,244 | — | — | −$67,044 | $519,200 | $— | $64,023 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -1.4% | -1.4% | ~100% | Not available | Partial |
| 2025 | +68.9% | +68.9% | ~100% | Not available | Partial |
| 2024 | -13.0% | -13.0% | ~100% | 1.9800% | Verified |
| 2023 | +53.8% | +53.8% | ~100% | 1.8100% | Verified |
| 2022 | +891.5% ! | +891.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 10.9200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +2139.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -2.8% | +278.2% | +227.5% | +891.5% | 2023 | -2.8% | 2026 |
| Assessment Ratio | 100.0% | 67.1% | — | 100.0% | 2025 | 6.4% | 2024 |
| 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 |
$1,347,815 | $714,430 | ~$1,718,438 | $1,347,815 | 2025 | $64,023 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$214,416,180 | ~$72,446,000 | ~2.0139% | ~$1,459,016 | +225.6% |
| 2027 | ~$698,061,015 | ~$79,690,600 | ~1.9814% | ~$1,578,980 | +959.9% |
| 2028 | ~$2,272,632,500 | ~$87,659,660 | ~1.9488% | ~$1,708,346 | +3350.7% |
| 2029 | ~$7,398,863,954 | ~$96,425,626 | ~1.9163% | ~$1,847,796 | +11134.2% |
| 2030 | ~$24,088,007,112 | ~$106,068,189 | ~1.8837% | ~$1,998,052 | +36474.6% |
| 2026 | ~$213,098,980 | ~$72,446,000 | ~2.0465% | ~$1,482,597 | +223.6% |
| 2027 | ~$689,510,711 | ~$79,690,600 | ~2.0465% | ~$1,630,856 | +946.9% |
| 2028 | ~$2,231,005,611 | ~$87,659,660 | ~2.0465% | ~$1,793,942 | +3287.5% |
| 2029 | ~$7,218,721,850 | ~$96,425,626 | ~2.0465% | ~$1,973,336 | +10860.7% |
| 2030 | ~$23,357,155,573 | ~$106,068,189 | ~2.0465% | ~$2,170,670 | +35364.9% |
| 2026 | ~$215,733,380 | ~$72,446,000 | ~1.9977% | ~$1,447,226 | +227.6% |
| 2027 | ~$706,664,006 | ~$79,690,600 | ~1.9488% | ~$1,553,042 | +973.0% |
| 2028 | ~$2,314,773,987 | ~$87,659,660 | ~1.9000% | ~$1,665,548 | +3414.7% |
| 2029 | ~$7,582,356,773 | ~$96,425,626 | ~1.8512% | ~$1,785,025 | +11412.8% |
| 2030 | ~$24,837,040,054 | ~$106,068,189 | ~1.8024% | ~$1,911,743 | +37611.9% |
In 2025, this property's market value of $65,860,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 127× the county median of $519,778. 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 | $65,860,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $44,844,079 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $29,164,236 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $2,941,307 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $586,244 | $300,453 | $376,850 | $539,896 | ↑ 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.