3401 WILLOW SPRINGS RD TX 78704
| Owner | WILLOWWOOD APARTMENTS LLC |
|---|---|
| Parcel ID | 0408020402 |
| Short ID | 310883 |
| Type | Real |
| Use Code | 05 Apartment 5–25 Units |
| Valuation | Income |
| Improvement SF | 12,907 SF |
| Land SF | 29,040 SF |
| Acres | 0.667 |
| Year Built | 1984 |
| Legal | ABS 8 SUR 20 DECKER I 165X176FT AV |
| Neighborhood | 05SC1 |
| Land | $871,200 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $871,200 |
| Improvement | $2,516,888 |
|---|---|
| Total Improvement | $2,516,888 |
| Market | $3,388,088 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,388,088 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,388,088 |
| Taxable Value | $3,388,088 |
|---|
Appreciation: Market value has risen +34.6% from $2,516,865 (2021) to $3,388,088 (2025), a CAGR of 7.7% over 4 years. This represents moderate, steady growth. 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 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 $69,337. 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 26% of market value ($871,200 land vs $2,516,888 improvements), about $30/SF of land. Most value sits in the improvements, so building condition, age (~42 yrs), and rent roll drive the underwriting.
Submarket Position: At $3,388,088, 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 +7.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,912,733 by 2030, with an estimated annual tax burden around $92,543. 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.
17 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 14,740 SF | ✗ |
| 2ND | 2nd Floor | 4,733 SF | ✓ |
| 1ST | 1st Floor | 4,461 SF | ✓ |
| SO | Sketch Only | 4,036 SF | ✗ |
| 3RD | 3rd Floor | 3,713 SF | ✓ |
| 012C | PORCH OPEN 2 COMM | 1,009 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 820 SF | ✗ |
| 581C | STORAGE ATT COMM | 722 SF | ✓ |
| 013C | PORCH OPEN 3 COMM | 689 SF | ✗ |
| 611 | TERRACE | 544 SF | ✗ |
| 541 | FENCE COMM LF | 350 SF | ✗ |
| 501 | CANOPY | 252 SF | ✗ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 182 | SINK AVG | 1 SF | ✓ |
| 242 | OBS OVEN/BURN | 1 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
| 599 | MASONRY TRIM FV | 1 SF | ✗ |
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% | $31,346.59 | $31,346.59 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $17,754.16 | $17,754.16 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $12,733.96 | $12,733.96 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,998.72 | $3,998.72 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,503.28 | $3,503.28 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $69,336.71 | $69,336.71 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,613,960 | $3,388,088 | +6.7% |
| Assessed Value | $3,613,960 | $3,388,088 | +6.7% |
| Land Value | $871,200 | $871,200 | +0.0% |
| Improvement Value | $2,742,760 | $2,516,888 | +9.0% |
| Taxable Value | $3,613,960 | $3,388,088 | +6.7% |
| Total Tax 2026 = estimate |
~$73,959
Estimated
|
~$69,337
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,613,960 | $3,613,960 | +0 (+0.0%) |
| Taxable Value | $3,613,960 | $3,613,960 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,613,960 | $871,200 | $2,742,760 | — | $3,613,960 | $3,613,960 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,388,088 | $871,200 | $2,516,888 | — | $3,388,088 | $3,388,088 | ~$69,337 | Partial |
| 2024 | $3,097,680 | — | — | −$2,226,480 | $871,200 | $— | $66,506 | Verified |
| 2023 | $2,904,075 | — | — | −$2,032,875 | $871,200 | $— | $56,045 | Verified |
| 2022 | $2,581,400 | — | — | −$1,710,200 | $871,200 | $— | $57,353 | Verified |
| 2021 | $2,516,865 | — | — | −$1,645,665 | $871,200 | $— | $56,189 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +6.7% | +6.7% | ~100% | Not available | Partial |
| 2025 | +1.0% | +1.0% | ~100% | Not available | Partial |
| 2024 | +8.3% | +8.3% | ~100% | 1.9800% | Verified |
| 2023 | +6.7% | +6.7% | ~100% | 1.8100% | Verified |
| 2022 | +12.5% | +12.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +31.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +6.7% | +7.6% | +6.4% | +12.5% | 2023 | +2.6% | 2022 |
| Assessment Ratio | 100.0% | 54.4% | — | 100.0% | 2025 | 28.1% | 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 |
$69,337 | $61,086 | ~$82,770 | $69,337 | 2025 | $56,045 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,649,458 | ~$3,649,458 | ~2.0139% | ~$73,498 | +7.7% |
| 2027 | ~$3,930,991 | ~$3,930,991 | ~1.9814% | ~$77,888 | +16.0% |
| 2028 | ~$4,234,243 | ~$4,234,243 | ~1.9488% | ~$82,519 | +25.0% |
| 2029 | ~$4,560,888 | ~$4,560,888 | ~1.9163% | ~$87,400 | +34.6% |
| 2030 | ~$4,912,733 | ~$4,912,733 | ~1.8837% | ~$92,543 | +45.0% |
| 2026 | ~$3,581,696 | ~$3,581,696 | ~2.0465% | ~$73,299 | +5.7% |
| 2027 | ~$3,786,368 | ~$3,786,368 | ~2.0465% | ~$77,487 | +11.8% |
| 2028 | ~$4,002,736 | ~$4,002,736 | ~2.0465% | ~$81,915 | +18.1% |
| 2029 | ~$4,231,467 | ~$4,231,467 | ~2.0465% | ~$86,596 | +24.9% |
| 2030 | ~$4,473,269 | ~$4,473,269 | ~2.0465% | ~$91,545 | +32.0% |
| 2026 | ~$3,717,220 | ~$3,717,220 | ~1.9977% | ~$74,258 | +9.7% |
| 2027 | ~$4,078,325 | ~$4,078,325 | ~1.9488% | ~$79,480 | +20.4% |
| 2028 | ~$4,474,509 | ~$4,474,509 | ~1.9000% | ~$85,016 | +32.1% |
| 2029 | ~$4,909,179 | ~$4,909,179 | ~1.8512% | ~$90,878 | +44.9% |
| 2030 | ~$5,386,076 | ~$5,386,076 | ~1.8024% | ~$97,077 | +59.0% |
In 2025, this property's market value of $3,388,088 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 7× 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 | $3,388,088 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $3,097,680 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $2,904,075 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $2,581,400 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $2,516,865 | $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.