4211 WILLOW SPRINGS RD TX 78704
| Owner | PECAN SHELL LLC & PAPER SHELL LLC & |
|---|---|
| Parcel ID | 0412040620 |
| Short ID | 316379 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 14,260 SF |
| Land SF | 55,315 SF |
| Acres | 1.270 |
| Year Built | 1966 |
| Legal | LOT 16 ST ELMO INDUSTRIAL SUBD |
| Neighborhood | 61SOU |
| Land | $1,659,450 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,659,450 |
| Improvement | $468,914 |
|---|---|
| Total Improvement | $468,914 |
| Market | $2,128,364 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,128,364 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,128,364 |
| Taxable Value | $2,128,364 |
|---|
Appreciation: Market value has risen +23.3% from $1,726,411 (2021) to $2,128,364 (2025), a CAGR of 5.4% over 4 years. This represents moderate, steady growth. 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 $43,557. 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 78% of market value ($1,659,450 land vs $468,914 improvements), about $30/SF of land. With value concentrated in the land under a ~60-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $2,128,364, 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 +5.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,764,859 by 2030, with an estimated annual tax burden around $52,083. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 14,260 SF | ✓ |
| 491 | SPRINKLER HEADS | 14,260 SF | ✗ |
| 551 | PAVED AREA | 12,400 SF | ✗ |
| 881 | COMMCL FINISHOUT | 1,642 SF | ✓ |
| 093 | HVAC COMMRCL SF | 1,498 SF | ✗ |
| 541 | FENCE COMM LF | 700 SF | ✗ |
| 408 | LOADING RAMP | 650 SF | ✓ |
| 501 | CANOPY | 459 SF | ✗ |
| 328 | MEZZ COMM (STG) | 104 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% | $19,691.62 | $19,691.62 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $11,152.99 | $11,152.99 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,999.35 | $7,999.35 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,511.96 | $2,511.96 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,200.73 | $2,200.73 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $43,556.65 | $43,556.65 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,128,364 | $2,128,364 | +0.0% |
| Assessed Value | $2,128,364 | $2,128,364 | +0.0% |
| Land Value | $1,659,450 | $1,659,450 | +0.0% |
| Improvement Value | $468,914 | $468,914 | +0.0% |
| Taxable Value | $2,128,364 | $2,128,364 | +0.0% |
| Total Tax 2026 = estimate |
~$43,557
Estimated
|
~$43,557
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,839,764 | $2,128,364 | -711,400 (-25.1%) |
| Taxable Value | $2,554,037 | $2,128,364 | -425,673 (-16.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,128,364 | $1,659,450 | $468,914 | — | $2,128,364 | $2,128,364 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,128,364 | $1,659,450 | $468,914 | — | $2,128,364 | $2,128,364 | ~$43,557 | Partial |
| 2024 | $2,329,757 | — | — | −$670,307 | $1,659,450 | $— | $42,180 | Verified |
| 2023 | $1,819,600 | — | — | −$160,150 | $1,659,450 | $— | $42,151 | Verified |
| 2022 | $1,875,400 | — | — | −$215,950 | $1,659,450 | $— | $35,936 | Verified |
| 2021 | $1,726,411 | — | — | −$66,961 | $1,659,450 | $— | $40,821 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +33.4% | +20.0% | 89.9% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -8.6% | -8.6% | ~100% | 1.9800% | Verified |
| 2023 | +28.0% | +28.0% | ~100% | 1.8100% | Verified |
| 2022 | -3.0% | -3.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.3600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +13.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +5.0% | +5.4% | +28.0% | 2024 | -8.6% | 2025 |
| Assessment Ratio | 100.0% | 91.2% | — | 100.0% | 2025 | 71.2% | 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 |
$43,557 | $40,929 | ~$48,577 | $43,557 | 2025 | $35,936 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,242,701 | ~$2,242,701 | ~2.0139% | ~$45,167 | +5.4% |
| 2027 | ~$2,363,180 | ~$2,363,180 | ~1.9814% | ~$46,824 | +11.0% |
| 2028 | ~$2,490,131 | ~$2,490,131 | ~1.9488% | ~$48,529 | +17.0% |
| 2029 | ~$2,623,902 | ~$2,623,902 | ~1.9163% | ~$50,282 | +23.3% |
| 2030 | ~$2,764,859 | ~$2,764,859 | ~1.8837% | ~$52,083 | +29.9% |
| 2026 | ~$2,200,133 | ~$2,200,133 | ~2.0465% | ~$45,025 | +3.4% |
| 2027 | ~$2,274,323 | ~$2,274,323 | ~2.0465% | ~$46,544 | +6.9% |
| 2028 | ~$2,351,014 | ~$2,351,014 | ~2.0465% | ~$48,113 | +10.5% |
| 2029 | ~$2,430,292 | ~$2,430,292 | ~2.0465% | ~$49,736 | +14.2% |
| 2030 | ~$2,512,242 | ~$2,512,242 | ~2.0465% | ~$51,413 | +18.0% |
| 2026 | ~$2,285,268 | ~$2,285,268 | ~1.9977% | ~$45,652 | +7.4% |
| 2027 | ~$2,453,739 | ~$2,453,739 | ~1.9488% | ~$47,819 | +15.3% |
| 2028 | ~$2,634,630 | ~$2,634,630 | ~1.9000% | ~$50,058 | +23.8% |
| 2029 | ~$2,828,856 | ~$2,828,856 | ~1.8512% | ~$52,368 | +32.9% |
| 2030 | ~$3,037,401 | ~$3,037,401 | ~1.8024% | ~$54,745 | +42.7% |
In 2025, this property's market value of $2,128,364 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +50% 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 | $2,128,364 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,329,757 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,819,600 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,875,400 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,726,411 | $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.