3464 WILLOWRUN DR TX 78704
| Owner | BERNSTEIN ERIC DANIEL |
|---|---|
| Parcel ID | 0409000209 |
| Short ID | 312540 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 2,704 SF |
| Land SF | 15,435 SF |
| Acres | 0.354 |
| Year Built | 1980 |
| Legal | LOT 28 BLK A WILLOW SPRINGS SEC 1 |
| Neighborhood | K2006 |
| Land | $530,746 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $530,746 |
| Improvement | $292,294 |
|---|---|
| Total Improvement | $292,294 |
| Market | $823,040 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $823,040 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $823,040 |
| Taxable Value | $823,040 |
|---|
Appreciation: Market value has risen +30.7% from $629,800 (2021) to $823,040 (2025), a CAGR of 6.9% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2022→2023), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. 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 $16,843. 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 ($530,746 land vs $292,294 improvements), about $34/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $823,040, 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 +6.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,149,989 by 2030, with an estimated annual tax burden around $21,663. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 4,050 SF | ✗ |
| 095 | HVAC RESIDENTIAL | 2,704 SF | ✗ |
| 1ST | 1st Floor | 1,352 SF | ✓ |
| 2ND | 2nd Floor | 1,352 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 104 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 104 SF | ✗ |
| 581 | STORAGE ATT | 24 SF | ✓ |
| 251 | BATHROOM | 4 SF | ✓ |
| 413 | STAIRWAY EXT | 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% | $7,614.77 | $7,614.77 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,312.87 | $4,312.87 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,093.35 | $3,093.35 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $971.38 | $971.38 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $851.02 | $851.02 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $16,843.39 | $16,843.39 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $814,120 | $823,040 | -1.1% |
| Assessed Value | $814,120 | $823,040 | -1.1% |
| Land Value | $530,746 | $530,746 | +0.0% |
| Improvement Value | $283,374 | $292,294 | -3.1% |
| Taxable Value | $814,120 | $823,040 | -1.1% |
| Total Tax 2026 = estimate |
~$16,661
Estimated
|
~$16,843
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $839,299 | $814,120 | -25,179 (-3.0%) |
| Taxable Value | $839,299 | $814,120 | -25,179 (-3.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $814,120 | $530,746 | $283,374 | — | $814,120 | $814,120 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $823,040 | $530,746 | $292,294 | — | $823,040 | $823,040 | ~$16,843 | Partial |
| 2024 | $1,027,452 | — | — | −$487,452 | $540,000 | $— | $18,021 | Verified |
| 2023 | $971,862 | — | — | −$431,862 | $540,000 | $— | $18,589 | Verified |
| 2022 | $748,871 | — | — | −$208,871 | $540,000 | $— | $19,194 | Verified |
| 2021 | $629,800 | — | — | −$269,800 | $360,000 | $— | $16,301 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +2.0% | +2.0% | ~100% | Not available | Partial |
| 2025 | -9.5% | -9.5% | ~100% | Not available | Partial |
| 2024 | -11.5% | -11.5% | ~100% | 1.9800% | Verified |
| 2023 | +5.7% | +5.7% | ~100% | 1.8100% | Verified |
| 2022 | +29.8% | +29.8% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.5900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +9.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.1% | +6.7% | +7.2% | +29.8% | 2023 | -19.9% | 2025 |
| Assessment Ratio | 100.0% | 72.9% | — | 100.0% | 2025 | 52.6% | 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 |
$16,843 | $17,790 | ~$19,649 | $19,194 | 2022 | $16,301 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$879,985 | ~$879,985 | ~2.0139% | ~$17,722 | +6.9% |
| 2027 | ~$940,871 | ~$940,871 | ~1.9814% | ~$18,642 | +14.3% |
| 2028 | ~$1,005,969 | ~$1,005,969 | ~1.9488% | ~$19,605 | +22.2% |
| 2029 | ~$1,075,571 | ~$1,075,571 | ~1.9163% | ~$20,611 | +30.7% |
| 2030 | ~$1,149,989 | ~$1,149,989 | ~1.8837% | ~$21,663 | +39.7% |
| 2026 | ~$863,525 | ~$863,525 | ~2.0465% | ~$17,672 | +4.9% |
| 2027 | ~$906,001 | ~$906,001 | ~2.0465% | ~$18,541 | +10.1% |
| 2028 | ~$950,566 | ~$950,566 | ~2.0465% | ~$19,453 | +15.5% |
| 2029 | ~$997,324 | ~$997,324 | ~2.0465% | ~$20,410 | +21.2% |
| 2030 | ~$1,046,381 | ~$1,046,381 | ~2.0465% | ~$21,414 | +27.1% |
| 2026 | ~$896,446 | ~$896,446 | ~1.9977% | ~$17,908 | +8.9% |
| 2027 | ~$976,400 | ~$976,400 | ~1.9488% | ~$19,028 | +18.6% |
| 2028 | ~$1,063,484 | ~$1,063,484 | ~1.9000% | ~$20,206 | +29.2% |
| 2029 | ~$1,158,335 | ~$1,158,335 | ~1.8512% | ~$21,443 | +40.7% |
| 2030 | ~$1,261,646 | ~$1,261,646 | ~1.8024% | ~$22,740 | +53.3% |
In 2025, this property's market value of $823,040 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +58% 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 | $823,040 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,027,452 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $971,862 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $748,871 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $629,800 | $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.