3402 WILLOWRUN CV TX 78704
| Owner | KEELER JAMES DAVID & LISA SUE |
|---|---|
| Parcel ID | 0409000111 |
| Short ID | 312455 |
| Type | Real |
| Use Code | 03 Triplex |
| Valuation | Income |
| Improvement SF | 2,184 SF |
| Land SF | 8,663 SF |
| Acres | 0.199 |
| Year Built | 1973 |
| Legal | LOT 11 BLK B WILLOW SPRINGS SEC 1 |
| Neighborhood | K2006 |
| Land | $399,965 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $399,965 |
| Improvement | $223,027 |
|---|---|
| Total Improvement | $223,027 |
| Market | $622,992 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $622,992 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $622,992 |
| Taxable Value | $622,992 |
|---|
Appreciation: Market value has risen +27.6% from $488,112 (2021) to $622,992 (2025), a CAGR of 6.3% 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 $12,749. 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 64% of market value ($399,965 land vs $223,027 improvements), about $46/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $622,992, this parcel sits in the upper-middle (50th–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 +6.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $845,155 by 2030, with an estimated annual tax burden around $15,921. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,184 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,184 SF | ✗ |
| 613 | TERRACE COVERED | 252 SF | ✗ |
| 581 | STORAGE ATT | 110 SF | ✓ |
| 251 | BATHROOM | 3 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% | $5,763.92 | $5,763.92 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,264.58 | $3,264.58 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,341.48 | $2,341.48 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $735.27 | $735.27 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $644.17 | $644.17 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $12,749.42 | $12,749.42 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $563,193 | $622,992 | -9.6% |
| Assessed Value | $563,193 | $622,992 | -9.6% |
| Land Value | $399,965 | $399,965 | +0.0% |
| Improvement Value | $163,228 | $223,027 | -26.8% |
| Taxable Value | $563,193 | $622,992 | -9.6% |
| Total Tax 2026 = estimate |
~$11,526
Estimated
|
~$12,749
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $637,716 | $563,193 | -74,523 (-11.7%) |
| Taxable Value | $637,716 | $563,193 | -74,523 (-11.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $563,193 | $399,965 | $163,228 | — | $563,193 | $563,193 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $622,992 | $399,965 | $223,027 | — | $622,992 | $622,992 | ~$12,749 | Partial |
| 2024 | $867,776 | — | — | −$395,276 | $472,500 | $— | $14,695 | Verified |
| 2023 | $770,446 | — | — | −$297,946 | $472,500 | $— | $15,700 | Verified |
| 2022 | $588,800 | — | — | −$116,300 | $472,500 | $— | $15,216 | Verified |
| 2021 | $488,112 | — | — | −$173,112 | $315,000 | $— | $12,816 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +2.4% | +2.4% | ~100% | Not available | Partial |
| 2025 | -16.0% | -16.0% | ~100% | Not available | Partial |
| 2024 | -19.7% | -19.7% | ~100% | 1.9800% | Verified |
| 2023 | +19.8% | +19.8% | ~100% | 1.7000% | Verified |
| 2022 | +30.8% | +30.8% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.6300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +5.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -9.6% | +5.3% | +8.5% | +30.9% | 2023 | -28.2% | 2025 |
| Assessment Ratio | 100.0% | 76.7% | — | 100.0% | 2025 | 54.4% | 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 |
$12,749 | $14,235 | ~$14,604 | $15,700 | 2023 | $12,749 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$662,176 | ~$662,176 | ~2.0139% | ~$13,336 | +6.3% |
| 2027 | ~$703,824 | ~$703,824 | ~1.9814% | ~$13,945 | +13.0% |
| 2028 | ~$748,091 | ~$748,091 | ~1.9488% | ~$14,579 | +20.1% |
| 2029 | ~$795,143 | ~$795,143 | ~1.9163% | ~$15,237 | +27.6% |
| 2030 | ~$845,155 | ~$845,155 | ~1.8837% | ~$15,921 | +35.7% |
| 2026 | ~$649,716 | ~$649,716 | ~2.0465% | ~$13,296 | +4.3% |
| 2027 | ~$677,586 | ~$677,586 | ~2.0465% | ~$13,867 | +8.8% |
| 2028 | ~$706,652 | ~$706,652 | ~2.0465% | ~$14,462 | +13.4% |
| 2029 | ~$736,964 | ~$736,964 | ~2.0465% | ~$15,082 | +18.3% |
| 2030 | ~$768,577 | ~$768,577 | ~2.0465% | ~$15,729 | +23.4% |
| 2026 | ~$674,636 | ~$674,636 | ~1.9977% | ~$13,477 | +8.3% |
| 2027 | ~$730,560 | ~$730,560 | ~1.9488% | ~$14,237 | +17.3% |
| 2028 | ~$791,121 | ~$791,121 | ~1.9000% | ~$15,031 | +27.0% |
| 2029 | ~$856,701 | ~$856,701 | ~1.8512% | ~$15,859 | +37.5% |
| 2030 | ~$927,718 | ~$927,718 | ~1.8024% | ~$16,721 | +48.9% |
In 2025, this property's market value of $622,992 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +20% above 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 | $622,992 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $867,776 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $770,446 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $588,800 | $506,618 | $615,058 | $906,429 | ↓ Below median | +39.1% |
| 2021 | $488,112 | $300,453 | $376,850 | $539,896 | ↑ Above median | 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.