3450 WILLOWRUN DR TX 78704
| Owner | MERCHANT ONE GROUP LLC |
|---|---|
| Parcel ID | 0409000202 |
| Short ID | 312533 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 2,352 SF |
| Land SF | 8,458 SF |
| Acres | 0.194 |
| Year Built | 1973 |
| Legal | LOT 21 BLK A WILLOW SPRINGS SEC 1 |
| Neighborhood | K2006 |
| Land | $398,041 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $398,041 |
| Improvement | $364,555 |
|---|---|
| Total Improvement | $364,555 |
| Market | $762,596 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $762,596 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $762,596 |
| Taxable Value | $762,596 |
|---|
Appreciation: Market value has risen +19.0% from $640,766 (2021) to $762,596 (2025), a CAGR of 4.4% 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 $15,606. 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 52% of market value ($398,041 land vs $364,555 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 $762,596, 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 +4.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $947,956 by 2030, with an estimated annual tax burden around $17,857. 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 |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,352 SF | ✗ |
| 551 | PAVED AREA | 2,000 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 | 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% | $7,055.54 | $7,055.54 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,996.13 | $3,996.13 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,866.18 | $2,866.18 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $900.04 | $900.04 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $788.52 | $788.52 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $15,606.41 | $15,606.41 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $694,000 | $762,596 | -9.0% |
| Assessed Value | $694,000 | $762,596 | -9.0% |
| Land Value | $398,041 | $398,041 | +0.0% |
| Improvement Value | $295,959 | $364,555 | -18.8% |
| Taxable Value | $694,000 | $762,596 | -9.0% |
| Total Tax 2026 = estimate |
~$14,203
Estimated
|
~$15,606
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $729,829 | $694,000 | -35,829 (-4.9%) |
| Taxable Value | $729,829 | $694,000 | -35,829 (-4.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $694,000 | $398,041 | $295,959 | — | $694,000 | $694,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $762,596 | $398,041 | $364,555 | — | $762,596 | $762,596 | ~$15,606 | Partial |
| 2024 | $1,101,587 | — | — | −$629,087 | $472,500 | $— | $18,557 | Verified |
| 2023 | $916,786 | — | — | −$444,286 | $472,500 | $— | $19,930 | Verified |
| 2022 | $721,447 | — | — | −$248,947 | $472,500 | $— | $18,106 | Verified |
| 2021 | $640,766 | — | — | −$325,766 | $315,000 | $— | $15,704 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -4.3% | -4.3% | ~100% | Not available | Partial |
| 2025 | -18.6% | -18.6% | ~100% | Not available | Partial |
| 2024 | -15.0% | -15.0% | ~100% | 1.9800% | Verified |
| 2023 | +20.2% | +20.2% | ~100% | 1.8100% | Verified |
| 2022 | +27.1% | +27.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.4500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +5.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -9.0% | +4.0% | +6.5% | +27.1% | 2023 | -30.8% | 2025 |
| Assessment Ratio | 100.0% | 68.2% | — | 100.0% | 2025 | 42.9% | 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 |
$15,606 | $17,581 | ~$16,942 | $19,930 | 2023 | $15,606 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$796,514 | ~$796,514 | ~2.0139% | ~$16,041 | +4.4% |
| 2027 | ~$831,940 | ~$831,940 | ~1.9814% | ~$16,484 | +9.1% |
| 2028 | ~$868,942 | ~$868,942 | ~1.9488% | ~$16,934 | +13.9% |
| 2029 | ~$907,590 | ~$907,590 | ~1.9163% | ~$17,392 | +19.0% |
| 2030 | ~$947,956 | ~$947,956 | ~1.8837% | ~$17,857 | +24.3% |
| 2026 | ~$781,262 | ~$781,262 | ~2.0465% | ~$15,988 | +2.4% |
| 2027 | ~$800,385 | ~$800,385 | ~2.0465% | ~$16,380 | +5.0% |
| 2028 | ~$819,975 | ~$819,975 | ~2.0465% | ~$16,781 | +7.5% |
| 2029 | ~$840,046 | ~$840,046 | ~2.0465% | ~$17,191 | +10.2% |
| 2030 | ~$860,607 | ~$860,607 | ~2.0465% | ~$17,612 | +12.9% |
| 2026 | ~$811,766 | ~$811,766 | ~1.9977% | ~$16,216 | +6.4% |
| 2027 | ~$864,106 | ~$864,106 | ~1.9488% | ~$16,840 | +13.3% |
| 2028 | ~$919,820 | ~$919,820 | ~1.9000% | ~$17,477 | +20.6% |
| 2029 | ~$979,127 | ~$979,127 | ~1.8512% | ~$18,126 | +28.4% |
| 2030 | ~$1,042,258 | ~$1,042,258 | ~1.8024% | ~$18,785 | +36.7% |
In 2025, this property's market value of $762,596 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +47% 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 | $762,596 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,101,587 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $916,786 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $721,447 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $640,766 | $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.