3434 WILLOWRUN DR TX 78704
| Owner | CRADDOCK MAJOR P & GWENDOLYN |
|---|---|
| Parcel ID | 0410010413 |
| Short ID | 313557 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 2,978 SF |
| Land SF | 16,000 SF |
| Acres | 0.367 |
| Year Built | 1972 |
| Legal | LOT 13 BLK A WILLOW SPRINGS SEC 1 |
| Neighborhood | K2006 |
| Land | $562,493 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $562,493 |
| Improvement | $247,001 |
|---|---|
| Total Improvement | $247,001 |
| Market | $809,494 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $809,494 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $809,494 |
| Taxable Value | $809,494 |
|---|
Appreciation: Market value has risen +19.1% from $679,765 (2021) to $809,494 (2025), a CAGR of 4.5% 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 $16,566. 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 69% of market value ($562,493 land vs $247,001 improvements), about $35/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $809,494, 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 $1,007,006 by 2030, with an estimated annual tax burden around $18,969. 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 |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,978 SF | ✗ |
| 2ND | 2nd Floor | 1,534 SF | ✓ |
| 1ST | 1st Floor | 1,444 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 165 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 75 SF | ✗ |
| 612 | TERRACE UNCOVERD | 40 SF | ✗ |
| 251 | BATHROOM | 4 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% | $7,489.44 | $7,489.44 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,241.89 | $4,241.89 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,042.44 | $3,042.44 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $955.39 | $955.39 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $837.02 | $837.02 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $16,566.18 | $16,566.18 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $822,320 | $809,494 | +1.6% |
| Assessed Value | $822,320 | $809,494 | +1.6% |
| Land Value | $562,493 | $562,493 | +0.0% |
| Improvement Value | $259,827 | $247,001 | +5.2% |
| Taxable Value | $822,320 | $809,494 | +1.6% |
| Total Tax 2026 = estimate |
~$16,829
Estimated
|
~$16,566
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $822,320 | $822,320 | +0 (+0.0%) |
| Taxable Value | $822,320 | $822,320 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $822,320 | $562,493 | $259,827 | — | $822,320 | $822,320 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $809,494 | $562,493 | $247,001 | — | $809,494 | $809,494 | ~$16,566 | Partial |
| 2024 | $1,089,390 | — | — | −$414,390 | $675,000 | $— | $20,124 | Verified |
| 2023 | $1,019,542 | — | — | −$344,542 | $675,000 | $— | $19,710 | Verified |
| 2022 | $765,965 | — | — | −$90,965 | $675,000 | $— | $20,135 | Verified |
| 2021 | $679,765 | — | — | −$229,765 | $450,000 | $— | $16,673 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.6% | +1.6% | ~100% | Not available | Partial |
| 2025 | -20.3% | -20.3% | ~100% | Not available | Partial |
| 2024 | -12.4% | -12.4% | ~100% | 1.9800% | Verified |
| 2023 | +13.7% | +13.7% | ~100% | 1.7000% | Verified |
| 2022 | +33.1% | +33.1% | ~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 | +1.6% | +5.7% | +4.1% | +33.1% | 2023 | -25.7% | 2025 |
| Assessment Ratio | 100.0% | 80.4% | — | 100.0% | 2025 | 62.0% | 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 |
$16,566 | $18,641 | ~$17,992 | $20,135 | 2022 | $16,566 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$845,624 | ~$845,624 | ~2.0139% | ~$17,030 | +4.5% |
| 2027 | ~$883,367 | ~$883,367 | ~1.9814% | ~$17,503 | +9.1% |
| 2028 | ~$922,794 | ~$922,794 | ~1.9488% | ~$17,984 | +14.0% |
| 2029 | ~$963,981 | ~$963,981 | ~1.9163% | ~$18,473 | +19.1% |
| 2030 | ~$1,007,006 | ~$1,007,006 | ~1.8837% | ~$18,969 | +24.4% |
| 2026 | ~$829,434 | ~$829,434 | ~2.0465% | ~$16,974 | +2.5% |
| 2027 | ~$849,866 | ~$849,866 | ~2.0465% | ~$17,392 | +5.0% |
| 2028 | ~$870,800 | ~$870,800 | ~2.0465% | ~$17,821 | +7.6% |
| 2029 | ~$892,251 | ~$892,251 | ~2.0465% | ~$18,260 | +10.2% |
| 2030 | ~$914,229 | ~$914,229 | ~2.0465% | ~$18,710 | +12.9% |
| 2026 | ~$861,814 | ~$861,814 | ~1.9977% | ~$17,216 | +6.5% |
| 2027 | ~$917,516 | ~$917,516 | ~1.9488% | ~$17,881 | +13.3% |
| 2028 | ~$976,817 | ~$976,817 | ~1.9000% | ~$18,560 | +20.7% |
| 2029 | ~$1,039,952 | ~$1,039,952 | ~1.8512% | ~$19,252 | +28.5% |
| 2030 | ~$1,107,167 | ~$1,107,167 | ~1.8024% | ~$19,955 | +36.8% |
In 2025, this property's market value of $809,494 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +56% 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 | $809,494 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,089,390 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,019,542 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $765,965 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $679,765 | $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.