3615 WILLOW SPRINGS RD TX 78704
| Owner | VERANDA COMMERCIAL LLC ETAL |
|---|---|
| Parcel ID | 0409020201 |
| Short ID | 312549 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 16,320 SF |
| Land SF | 47,792 SF |
| Acres | 1.097 |
| Year Built | 1971 |
| Legal | ABS 8 SUR 20 DECKER I 300 X 160FT AV |
| Neighborhood | 61CEN |
| Land | $955,840 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $955,840 |
| Improvement | $1,049,121 |
|---|---|
| Total Improvement | $1,049,121 |
| Market | $2,004,961 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,004,961 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,004,961 |
| Taxable Value | $2,004,961 |
|---|
Appreciation: Market value has risen +15.6% from $1,734,704 (2021) to $2,004,961 (2025), a CAGR of 3.7% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2023→2024), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Commercial parcel countywide rose +24.1%, so this parcel has lagged the broader commercial 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 $41,031. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Asset Class: Commercial. No homestead exemptions apply — full market value is taxable. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 48% of market value ($955,840 land vs $1,049,121 improvements), about $20/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $2,004,961, this parcel sits in the upper-middle (50th–75th percentile) of Commercial property in Travis County — county median $1,417,484 (P25 $649,268 / P75 $3,347,260, n=13,608). Commercial here is the broad TCAD category — every commercial 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 +3.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,402,739 by 2030, with an estimated annual tax burden around $45,261. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 31,680 SF | ✗ |
| 1ST | 1st Floor | 16,320 SF | ✓ |
| 881 | COMMCL FINISHOUT | 8,692 SF | ✓ |
| 327 | STORAGE COMM'L | 240 SF | ✓ |
| 501 | CANOPY | 230 SF | ✗ |
| 541 | FENCE COMM LF | 43 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% | $18,549.90 | $18,549.90 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $10,506.34 | $10,506.34 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,535.55 | $7,535.55 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,366.32 | $2,366.32 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,073.13 | $2,073.13 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $41,031.24 | $41,031.24 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,004,961 | $2,004,961 | +0.0% |
| Assessed Value | $2,004,961 | $2,004,961 | +0.0% |
| Land Value | $955,840 | $955,840 | +0.0% |
| Improvement Value | $1,049,121 | $1,049,121 | +0.0% |
| Taxable Value | $2,004,961 | $2,004,961 | +0.0% |
| Total Tax 2026 = estimate |
~$41,031
Estimated
|
~$41,031
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,004,961 | $2,004,961 | +0 (+0.0%) |
| Taxable Value | $2,004,961 | $2,004,961 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,004,961 | $955,840 | $1,049,121 | — | $2,004,961 | $2,004,961 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,004,961 | $955,840 | $1,049,121 | — | $2,004,961 | $2,004,961 | ~$41,031 | Partial |
| 2024 | $2,139,014 | — | — | −$1,183,174 | $955,840 | $— | $42,412 | Verified |
| 2023 | $1,734,704 | — | — | −$774,704 | $960,000 | $— | $38,700 | Verified |
| 2022 | $1,734,704 | — | — | −$774,704 | $960,000 | $— | $34,259 | Verified |
| 2021 | $1,734,704 | — | — | −$774,704 | $960,000 | $— | $37,759 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | -6.3% | -6.3% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | +23.3% | +23.3% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +15.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +3.4% | +3.7% | +23.3% | 2024 | -6.3% | 2025 |
| Assessment Ratio | 100.0% | 68.4% | — | 100.0% | 2025 | 44.7% | 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 |
$41,031 | $38,832 | ~$43,560 | $42,412 | 2024 | $34,259 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,078,864 | ~$2,078,864 | ~2.0139% | ~$41,867 | +3.7% |
| 2027 | ~$2,155,491 | ~$2,155,491 | ~1.9814% | ~$42,709 | +7.5% |
| 2028 | ~$2,234,942 | ~$2,234,942 | ~1.9488% | ~$43,555 | +11.5% |
| 2029 | ~$2,317,323 | ~$2,317,323 | ~1.9163% | ~$44,407 | +15.6% |
| 2030 | ~$2,402,739 | ~$2,402,739 | ~1.8837% | ~$45,261 | +19.8% |
| 2026 | ~$2,038,765 | ~$2,038,765 | ~2.0465% | ~$41,723 | +1.7% |
| 2027 | ~$2,073,138 | ~$2,073,138 | ~2.0465% | ~$42,426 | +3.4% |
| 2028 | ~$2,108,092 | ~$2,108,092 | ~2.0465% | ~$43,142 | +5.1% |
| 2029 | ~$2,143,634 | ~$2,143,634 | ~2.0465% | ~$43,869 | +6.9% |
| 2030 | ~$2,179,776 | ~$2,179,776 | ~2.0465% | ~$44,609 | +8.7% |
| 2026 | ~$2,118,963 | ~$2,118,963 | ~1.9977% | ~$42,330 | +5.7% |
| 2027 | ~$2,239,447 | ~$2,239,447 | ~1.9488% | ~$43,643 | +11.7% |
| 2028 | ~$2,366,783 | ~$2,366,783 | ~1.9000% | ~$44,969 | +18.0% |
| 2029 | ~$2,501,358 | ~$2,501,358 | ~1.8512% | ~$46,305 | +24.8% |
| 2030 | ~$2,643,585 | ~$2,643,585 | ~1.8024% | ~$47,647 | +31.9% |
In 2025, this property's market value of $2,004,961 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +41% above the county median of $1,417,484. Commercial here is the broad TCAD category — every commercial 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 | $2,004,961 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,139,014 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,734,704 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,734,704 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,734,704 | $517,750 | $1,142,600 | $2,780,453 | ↑ 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.