3428 WILLOWRUN DR TX 78704
| Owner | WILLOWRUN 1 TO 9 LLC |
|---|---|
| Parcel ID | 0410010430 |
| Short ID | 313574 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 3,244 SF |
| Land SF | 8,101 SF |
| Acres | 0.186 |
| Year Built | 1969 |
| Legal | LOT 10 BLK A WILLOW SPRINGS SEC 1 |
| Neighborhood | K2006 |
| Land | $394,700 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $394,700 |
| Improvement | $369,942 |
|---|---|
| Total Improvement | $369,942 |
| Market | $764,642 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $764,642 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $764,642 |
| Taxable Value | $764,642 |
|---|
Appreciation: Market value has risen +28.0% from $597,200 (2021) to $764,642 (2025), a CAGR of 6.4% 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 $15,648. 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 ($394,700 land vs $369,942 improvements), about $49/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $764,642, 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 +6.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,041,432 by 2030, with an estimated annual tax burden around $19,618. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 3,244 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 3,244 SF | ✗ |
| 551 | PAVED AREA | 3,000 SF | ✗ |
| 612 | TERRACE UNCOVERD | 504 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% | $7,074.47 | $7,074.47 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,006.85 | $4,006.85 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,873.87 | $2,873.87 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $902.45 | $902.45 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $790.64 | $790.64 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $15,648.28 | $15,648.28 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $760,510 | $764,642 | -0.5% |
| Assessed Value | $760,510 | $764,642 | -0.5% |
| Land Value | $394,700 | $394,700 | +0.0% |
| Improvement Value | $365,810 | $369,942 | -1.1% |
| Taxable Value | $72,023 | $764,642 | -90.6% |
| Exemptions | HS | None | |
| Total Tax 2026 = estimate |
~$1,474
Estimated
|
~$15,648
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $760,510 | $760,510 | +0 (+0.0%) |
| Taxable Value | $72,023 | $72,023 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $760,510 | $394,700 | $365,810 | — | $760,510 | $72,023 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $764,642 | $394,700 | $369,942 | — | $764,642 | $764,642 | ~$15,648 | Partial |
| 2024 | $1,051,924 | — | — | −$579,424 | $472,500 | $— | $17,423 | Verified |
| 2023 | $799,011 | — | — | −$326,511 | $472,500 | $— | $19,032 | Verified |
| 2022 | $620,000 | — | — | −$147,500 | $472,500 | $— | $15,780 | Verified |
| 2021 | $597,200 | — | — | −$282,200 | $315,000 | $— | $13,495 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -0.5% | -0.5% | ~100% | Not available | Partial |
| 2025 | -13.0% | -13.0% | ~100% | Not available | Partial |
| 2024 | -22.8% | -22.8% | ~100% | 1.9800% | Verified |
| 2023 | +28.3% | +28.3% | ~100% | 1.6700% | Verified |
| 2022 | +43.2% | +43.2% | ~100% | 1.7800% | Verified |
| 2021 | base year | — | ~100% | 2.2600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +23.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -0.5% | +7.3% | +6.5% | +31.7% | 2024 | -27.3% | 2025 |
| Assessment Ratio | 100.0% | 72.1% | — | 100.0% | 2025 | 44.9% | 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 |
$15,648 | $16,276 | ~$17,968 | $19,032 | 2023 | $13,495 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$813,379 | ~$813,379 | ~2.0139% | ~$16,381 | +6.4% |
| 2027 | ~$865,222 | ~$865,222 | ~1.9814% | ~$17,143 | +13.2% |
| 2028 | ~$920,369 | ~$920,369 | ~1.9488% | ~$17,937 | +20.4% |
| 2029 | ~$979,031 | ~$979,031 | ~1.9163% | ~$18,761 | +28.0% |
| 2030 | ~$1,041,432 | ~$1,041,432 | ~1.8837% | ~$19,618 | +36.2% |
| 2026 | ~$798,086 | ~$798,086 | ~2.0465% | ~$16,333 | +4.4% |
| 2027 | ~$832,992 | ~$832,992 | ~2.0465% | ~$17,047 | +8.9% |
| 2028 | ~$869,425 | ~$869,425 | ~2.0465% | ~$17,793 | +13.7% |
| 2029 | ~$907,452 | ~$907,452 | ~2.0465% | ~$18,571 | +18.7% |
| 2030 | ~$947,142 | ~$947,142 | ~2.0465% | ~$19,383 | +23.9% |
| 2026 | ~$828,671 | ~$828,671 | ~1.9977% | ~$16,554 | +8.4% |
| 2027 | ~$898,063 | ~$898,063 | ~1.9488% | ~$17,502 | +17.4% |
| 2028 | ~$973,264 | ~$973,264 | ~1.9000% | ~$18,492 | +27.3% |
| 2029 | ~$1,054,763 | ~$1,054,763 | ~1.8512% | ~$19,526 | +37.9% |
| 2030 | ~$1,143,087 | ~$1,143,087 | ~1.8024% | ~$20,603 | +49.5% |
In 2025, this property's market value of $764,642 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 | $764,642 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,051,924 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $799,011 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $620,000 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $597,200 | $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.