3451 WILLOWRUN DR TX 78704
| Owner | GILLIGAN GERALD S |
|---|---|
| Parcel ID | 0409000115 |
| Short ID | 312459 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 2,352 SF |
| Land SF | 11,646 SF |
| Acres | 0.267 |
| Year Built | 1973 |
| Legal | LOT 15 BLK B WILLOW SPRINGS SEC 1 |
| Neighborhood | K2006 |
| Land | $427,931 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $427,931 |
| Improvement | $309,529 |
|---|---|
| Total Improvement | $309,529 |
| Market | $737,460 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $737,460 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $737,460 |
| Taxable Value | $737,460 |
|---|
Appreciation: Market value has risen +34.1% from $550,000 (2021) to $737,460 (2025), a CAGR of 7.6% 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 $15,092. 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 ($427,931 land vs $309,529 improvements), about $37/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $737,460, 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 +7.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,064,041 by 2030, with an estimated annual tax burden around $20,044. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 3,000 SF | ✗ |
| 095 | HVAC RESIDENTIAL | 2,352 SF | ✗ |
| 1ST | 1st Floor | 1,456 SF | ✓ |
| 2ND | 2nd Floor | 896 SF | ✓ |
| 612 | TERRACE UNCOVERD | 320 SF | ✗ |
| 581 | STORAGE ATT | 12 SF | ✓ |
| 251 | BATHROOM | 4 SF | ✓ |
| 522 | FIREPLACE | 2 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% | $6,822.98 | $6,822.98 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,864.42 | $3,864.42 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,771.71 | $2,771.71 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $870.37 | $870.37 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $762.53 | $762.53 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $15,092.01 | $15,092.01 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $701,542 | $737,460 | -4.9% |
| Assessed Value | $701,542 | $737,460 | -4.9% |
| Land Value | $427,931 | $427,931 | +0.0% |
| Improvement Value | $273,611 | $309,529 | -11.6% |
| Taxable Value | $701,542 | $737,460 | -4.9% |
| Total Tax 2026 = estimate |
~$14,357
Estimated
|
~$15,092
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $701,542 | $701,542 | +0 (+0.0%) |
| Taxable Value | $701,542 | $701,542 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $701,542 | $427,931 | $273,611 | — | $701,542 | $701,542 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $737,460 | $427,931 | $309,529 | — | $737,460 | $737,460 | ~$15,092 | Partial |
| 2024 | $948,689 | — | — | −$453,689 | $495,000 | $— | $17,409 | Verified |
| 2023 | $828,826 | — | — | −$333,826 | $495,000 | $— | $17,164 | Verified |
| 2022 | $633,495 | — | — | −$138,495 | $495,000 | $— | $16,369 | Verified |
| 2021 | $550,000 | — | — | −$220,000 | $330,000 | $— | $13,789 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -4.9% | -4.9% | ~100% | Not available | Partial |
| 2025 | -16.0% | -16.0% | ~100% | Not available | Partial |
| 2024 | -13.3% | -13.3% | ~100% | 1.9800% | Verified |
| 2023 | +22.3% | +22.3% | ~100% | 1.6900% | Verified |
| 2022 | +30.8% | +30.8% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.5100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +16.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.9% | +6.7% | +8.7% | +30.8% | 2023 | -22.3% | 2025 |
| Assessment Ratio | 100.0% | 75.0% | — | 100.0% | 2025 | 52.2% | 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 |
$15,092 | $15,965 | ~$17,961 | $17,409 | 2024 | $13,789 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$793,565 | ~$793,565 | ~2.0139% | ~$15,982 | +7.6% |
| 2027 | ~$853,938 | ~$853,938 | ~1.9814% | ~$16,920 | +15.8% |
| 2028 | ~$918,904 | ~$918,904 | ~1.9488% | ~$17,908 | +24.6% |
| 2029 | ~$988,813 | ~$988,813 | ~1.9163% | ~$18,949 | +34.1% |
| 2030 | ~$1,064,041 | ~$1,064,041 | ~1.8837% | ~$20,044 | +44.3% |
| 2026 | ~$778,816 | ~$778,816 | ~2.0465% | ~$15,938 | +5.6% |
| 2027 | ~$822,490 | ~$822,490 | ~2.0465% | ~$16,832 | +11.5% |
| 2028 | ~$868,614 | ~$868,614 | ~2.0465% | ~$17,776 | +17.8% |
| 2029 | ~$917,325 | ~$917,325 | ~2.0465% | ~$18,773 | +24.4% |
| 2030 | ~$968,767 | ~$968,767 | ~2.0465% | ~$19,826 | +31.4% |
| 2026 | ~$808,314 | ~$808,314 | ~1.9977% | ~$16,147 | +9.6% |
| 2027 | ~$885,976 | ~$885,976 | ~1.9488% | ~$17,266 | +20.1% |
| 2028 | ~$971,099 | ~$971,099 | ~1.9000% | ~$18,451 | +31.7% |
| 2029 | ~$1,064,400 | ~$1,064,400 | ~1.8512% | ~$19,704 | +44.3% |
| 2030 | ~$1,166,666 | ~$1,166,666 | ~1.8024% | ~$21,028 | +58.2% |
In 2025, this property's market value of $737,460 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +42% 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 | $737,460 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $948,689 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $828,826 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $633,495 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $550,000 | $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.