3601 WILLOW SPRINGS RD TX 78704
| Owner | WOODWILLOW TOWNHOMES LTD |
|---|---|
| Parcel ID | 0409020211 |
| Short ID | 312556 |
| Type | Real |
| Use Code | 07 Apartment 50–100 Units |
| Valuation | Income |
| Improvement SF | 58,873 SF |
| Land SF | 159,539 SF |
| Acres | 3.663 |
| Year Built | 1983 |
| Legal | LOT 3-8 WOODWILLOW ADDN |
| Neighborhood | 08SC1 |
| Land | $3,190,770 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,190,770 |
| Improvement | $4,239,230 |
|---|---|
| Total Improvement | $4,239,230 |
| Market | $7,430,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $7,430,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $7,430,000 |
| Taxable Value | $7,430,000 |
|---|
Appreciation: Market value has risen +7.8% from $6,890,000 (2021) to $7,430,000 (2025), a CAGR of 1.9% over 4 years. Growth has been relatively flat for this asset class. 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 $152,054. 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 43% of market value ($3,190,770 land vs $4,239,230 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~43 yrs), and rent roll drive the underwriting.
Submarket Position: At $7,430,000, 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 +1.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $8,164,899 by 2030, with an estimated annual tax burden around $153,806. 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.
24 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| SO | Sketch Only | 80,900 SF | ✗ |
| 551 | PAVED AREA | 36,830 SF | ✗ |
| 1ST | 1st Floor | 31,190 SF | ✓ |
| 2ND | 2nd Floor | 27,683 SF | ✓ |
| 591 | MASONRY TRIM SF | 13,170 SF | ✗ |
| 611 | TERRACE | 3,220 SF | ✗ |
| 061C | CARPORT ATT 1ST COMM | 1,800 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 842 SF | ✗ |
| 601 | POOL COMM'L | 811 SF | ✗ |
| 511 | DECK | 360 SF | ✗ |
| 571C | STORAGE DET COMM | 267 SF | ✓ |
| 251 | BATHROOM | 20 SF | ✓ |
| MISC | Miscellaneous | 8 SF | ✓ |
| 521 | FIREPLACE | 7 SF | ✓ |
| 531 | OBS FENCE | 5 SF | ✗ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 142 | BATHTUB AVG | 1 SF | ✓ |
| 152 | COMMODE AVG | 1 SF | ✓ |
| 162 | LAVATORY AVG | 1 SF | ✓ |
| 192 | WATER HTR AVG | 1 SF | ✓ |
| 242 | OBS OVEN/BURN | 1 SF | ✓ |
| 305 | BALCONY FV | 1 SF | ✓ |
| 349 | SPA FV | 1 SF | ✗ |
| 539 | FENCE FV | 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% | $65,689.20 | $65,689.20 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $37,205.21 | $37,205.21 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $26,685.00 | $26,685.00 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $8,379.63 | $8,379.63 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $7,341.40 | $7,341.40 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $145,300.44 | $145,300.44 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $6,930,996 | $7,430,000 | -6.7% |
| Assessed Value | $6,930,996 | $7,430,000 | -6.7% |
| Land Value | $3,190,770 | $3,190,770 | +0.0% |
| Improvement Value | $3,740,226 | $4,239,230 | -11.8% |
| Taxable Value | $6,930,996 | $7,430,000 | -6.7% |
| Total Tax 2026 = estimate |
~$141,842
Estimated
|
~$145,300
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $6,930,996 | $6,930,996 | +0 (+0.0%) |
| Taxable Value | $6,930,996 | $6,930,996 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $6,930,996 | $3,190,770 | $3,740,226 | — | $6,930,996 | $6,930,996 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $7,430,000 | $3,190,770 | $4,239,230 | — | $7,430,000 | $7,430,000 | ~$145,300 | Partial |
| 2024 | $7,500,000 | — | — | −$4,309,230 | $3,190,770 | $— | $143,483 | Verified |
| 2023 | $7,240,000 | — | — | −$4,049,230 | $3,190,770 | $— | $135,930 | Verified |
| 2022 | $6,640,000 | — | — | −$4,246,922 | $2,393,078 | $— | $142,984 | Verified |
| 2021 | $6,890,000 | — | — | −$4,496,922 | $2,393,078 | $— | $144,531 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -6.7% | -6.7% | ~100% | Not available | Partial |
| 2025 | +2.6% | +2.6% | ~100% | Not available | Partial |
| 2024 | -14.4% | -14.4% | ~100% | 1.9800% | Verified |
| 2023 | +16.8% | +16.8% | ~100% | 1.6100% | Verified |
| 2022 | +9.0% | +9.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +11.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -6.7% | +0.3% | +3.4% | +9.0% | 2023 | -6.7% | 2026 |
| Assessment Ratio | 100.0% | 59.6% | — | 100.0% | 2025 | 34.7% | 2021 |
| Effective Tax Rate (2025) | 1.9600% | 1.9600% | — | 1.9600% | 2025 | 1.9600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$145,300 | $142,446 | ~$153,187 | $145,300 | 2025 | $135,930 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$7,571,488 | ~$7,571,488 | ~2.0139% | ~$152,485 | +1.9% |
| 2027 | ~$7,715,669 | ~$7,715,669 | ~1.9814% | ~$152,877 | +3.8% |
| 2028 | ~$7,862,597 | ~$7,862,597 | ~1.9488% | ~$153,229 | +5.8% |
| 2029 | ~$8,012,322 | ~$8,012,322 | ~1.9163% | ~$153,539 | +7.8% |
| 2030 | ~$8,164,899 | ~$8,164,899 | ~1.8837% | ~$153,806 | +9.9% |
| 2026 | ~$7,422,888 | ~$7,422,888 | ~2.0465% | ~$151,908 | -0.1% |
| 2027 | ~$7,415,782 | ~$7,415,782 | ~2.0465% | ~$151,763 | -0.2% |
| 2028 | ~$7,408,683 | ~$7,408,683 | ~2.0465% | ~$151,618 | -0.3% |
| 2029 | ~$7,401,591 | ~$7,401,591 | ~2.0465% | ~$151,472 | -0.4% |
| 2030 | ~$7,394,506 | ~$7,394,506 | ~2.0465% | ~$151,327 | -0.5% |
| 2026 | ~$7,720,088 | ~$7,720,088 | ~1.9977% | ~$154,221 | +3.9% |
| 2027 | ~$8,021,501 | ~$8,021,501 | ~1.9488% | ~$156,326 | +8.0% |
| 2028 | ~$8,334,682 | ~$8,334,682 | ~1.9000% | ~$158,360 | +12.2% |
| 2029 | ~$8,660,091 | ~$8,660,091 | ~1.8512% | ~$160,315 | +16.6% |
| 2030 | ~$8,998,205 | ~$8,998,205 | ~1.8024% | ~$162,181 | +21.1% |
In 2025, this property's market value of $7,430,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 14× 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 | $7,430,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $7,500,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $7,240,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $6,640,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $6,890,000 | $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.