3431 WILLOWRUN DR TX 78704
| Owner | SHERO SUZANNE V |
|---|---|
| Parcel ID | 0409000118 |
| Short ID | 312464 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 2,886 SF |
| Land SF | 8,575 SF |
| Acres | 0.197 |
| Year Built | 1972 |
| Legal | LOT 18 BLK B WILLOW SPRINGS SEC 1 |
| Neighborhood | K2006 |
| Land | $399,137 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $399,137 |
| Improvement | $298,809 |
|---|---|
| Total Improvement | $298,809 |
| Market | $697,946 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $697,946 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $697,946 |
| Taxable Value | $697,946 |
|---|
| Total Due | $301.42 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has risen +16.7% from $597,905 (2021) to $697,946 (2025), a CAGR of 3.9% over 4 years. Growth has been relatively flat for this asset class. 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 $14,283. 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 57% of market value ($399,137 land vs $298,809 improvements), about $47/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $697,946, 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 +3.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $846,855 by 2030, with an estimated annual tax burden around $15,953. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $301.42 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 3,000 SF | ✗ |
| 095 | HVAC RESIDENTIAL | 2,886 SF | ✗ |
| 2ND | 2nd Floor | 1,455 SF | ✓ |
| 1ST | 1st Floor | 1,431 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 178 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 154 SF | ✗ |
| 612 | TERRACE UNCOVERD | 40 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| City of Austin | 0.4776% | 0.5240% | +324 |
| Travis County | 0.3444% | 0.3758% | +219 |
| Austin ISD | 0.9505% | 0.9252% | -177 |
| Travis Central Health | 0.1080% | 0.1180% | +70 |
| Austin Community College | 0.1013% | 0.1034% | +15 |
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| 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% | $6,457.40 | $6,338.90 | $118.50 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,657.36 | $3,590.25 | $67.11 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,623.20 | $2,575.07 | $48.13 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $823.74 | $808.63 | $15.11 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $721.68 | $708.44 | $13.24 |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $14,283.38 | $14,021.29 | $262.09 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $625,657 | $697,946 | -10.4% |
| Assessed Value | $625,657 | $697,946 | -10.4% |
| Land Value | $399,137 | $399,137 | +0.0% |
| Improvement Value | $226,520 | $298,809 | -24.2% |
| Taxable Value | $625,657 | $697,946 | -10.4% |
| Total Tax 2026 = estimate |
~$12,804
Estimated
|
$14,283 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $717,497 | $625,657 | -91,840 (-12.8%) |
| Taxable Value | $717,497 | $625,657 | -91,840 (-12.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $625,657 | $399,137 | $226,520 | — | $625,657 | $625,657 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $697,946 | $399,137 | $298,809 | — | $697,946 | $697,946 | $14,283 | Verified |
| 2024 | $1,068,953 | — | — | −$596,453 | $472,500 | $— | $18,101 | Verified |
| 2023 | $863,497 | — | — | −$390,997 | $472,500 | $— | $19,340 | Verified |
| 2022 | $665,396 | — | — | −$192,896 | $472,500 | $— | $17,053 | Verified |
| 2021 | $597,905 | — | — | −$282,905 | $315,000 | $— | $14,484 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +2.8% | +2.8% | ~100% | Not available | Partial |
| 2025 | -23.6% | -23.6% | ~100% | 2.0500% | Verified |
| 2024 | -14.6% | -14.6% | ~100% | 1.9800% | Verified |
| 2023 | +23.8% | +23.8% | ~100% | 1.8100% | Verified |
| 2022 | +29.8% | +29.8% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.4200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +4.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -10.4% | +4.0% | +6.3% | +29.8% | 2023 | -34.7% | 2025 |
| Assessment Ratio | 100.0% | 70.4% | — | 100.0% | 2025 | 44.2% | 2024 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
| Tax Amount | $14,283 | $16,652 | ~$15,279 | $19,340 | 2023 | $14,283 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$725,470 | ~$725,470 | ~2.0139% | ~$14,611 | +3.9% |
| 2027 | ~$754,079 | ~$754,079 | ~1.9814% | ~$14,941 | +8.0% |
| 2028 | ~$783,816 | ~$783,816 | ~1.9488% | ~$15,275 | +12.3% |
| 2029 | ~$814,726 | ~$814,726 | ~1.9163% | ~$15,613 | +16.7% |
| 2030 | ~$846,855 | ~$846,855 | ~1.8837% | ~$15,953 | +21.3% |
| 2026 | ~$711,511 | ~$711,511 | ~2.0465% | ~$14,561 | +1.9% |
| 2027 | ~$725,339 | ~$725,339 | ~2.0465% | ~$14,844 | +3.9% |
| 2028 | ~$739,436 | ~$739,436 | ~2.0465% | ~$15,132 | +5.9% |
| 2029 | ~$753,807 | ~$753,807 | ~2.0465% | ~$15,427 | +8.0% |
| 2030 | ~$768,458 | ~$768,458 | ~2.0465% | ~$15,726 | +10.1% |
| 2026 | ~$739,429 | ~$739,429 | ~1.9977% | ~$14,771 | +5.9% |
| 2027 | ~$783,377 | ~$783,377 | ~1.9488% | ~$15,267 | +12.2% |
| 2028 | ~$829,937 | ~$829,937 | ~1.9000% | ~$15,769 | +18.9% |
| 2029 | ~$879,264 | ~$879,264 | ~1.8512% | ~$16,277 | +26.0% |
| 2030 | ~$931,523 | ~$931,523 | ~1.8024% | ~$16,790 | +33.5% |
In 2025, this property's market value of $697,946 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +34% 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 | $697,946 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $1,068,953 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $863,497 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $665,396 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $597,905 | $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.