909 CONGRESS AVE TX 78701
| Owner | 909 CONGRESS LTD |
|---|---|
| Parcel ID | 0206031004 |
| Short ID | 194443 |
| Type | Real |
| Use Code | F1 Commercial Real Property (Improved) |
| Valuation | Income |
| Improvement SF | — |
| Land SF | 3,682 SF |
| Acres | 0.085 |
| Year Built | — |
| Legal | S 23 FT OF LOT 3 BLOCK 111 ORIGINAL CITY |
| Neighborhood | 20CBD |
| Land | $2,945,600 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,945,600 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $2,945,600 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,945,600 |
| Value Limitation Adjustment (−) (homestead cap) | −$294,559 |
| Net Appraised (assessed) | $2,651,041 |
| Taxable Value | $2,651,041 |
|---|
Appreciation: Market value has risen +60.0% from $1,841,001 (2021) to $2,945,600 (2025), a CAGR of 12.5% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2025→2026), 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 +17.8%, so this parcel has outpaced 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 $54,253. Austin ISD is the largest single contributor, at 43.6% of the total 2025 levy.
Assessment Gap: Assessed value ($2,651,041) is $294,559 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Commercial. No homestead exemptions apply — full market value is taxable. 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 100% of market value ($2,945,600 land vs $0 improvements), about $800/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $2,945,600, this parcel sits in the upper-middle (50th–75th percentile) of Commercial property in Travis County — county median $1,382,921 (P25 $632,506 / P75 $3,258,143, n=13,595). 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 +19.1% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $10,604,154 by 2031, with an estimated annual tax burden around $96,512. 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.
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.
| 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% | $24,527.43 | $24,527.43 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $13,891.91 | $13,891.91 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9,963.81 | $9,963.81 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,128.84 | $3,128.84 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,741.18 | $2,741.18 | Paid |
| P2U | — | — | — | — | — | — | $1,989.71 | $1,989.71 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $56,242.88 | $56,242.88 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $24,527.43 | 43.6% |
| CAT City of Austin | 0.5240% | $13,891.91 | 24.7% |
| TCO Travis County | 0.3758% | $9,963.81 | 17.7% |
| THD Travis Central Health | 0.1180% | $3,128.84 | 5.6% |
| ACT Austin Community College | 0.1034% | $2,741.18 | 4.9% |
| P2U | — | $1,989.71 | 3.5% |
| Total | 2.0465% 5 of 6 | $56,242.88 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,418,400 | $2,945,600 | +50.0% |
| Assessed Value | $3,181,249 | $2,651,041 | +20.0% |
| Land Value | $4,418,400 | $2,945,600 | +50.0% |
| Improvement Value | — | — | — |
| Taxable Value | $3,181,249 | $2,651,041 | +20.0% |
| HS Cap Loss | -$1,237,151 | — | |
| Total Tax 2026 = estimate |
~$65,104
Estimated
|
~$56,243
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $4,418,400 | $4,418,400 | — | −$1,237,151 | $3,181,249 | $3,181,249 | Not yet — post-cert | Preliminary |
| 2025 | $2,945,600 | $2,945,600 | — | −$294,559 | $2,651,041 | $2,651,041 | ~$56,243 | Partial |
| 2024 | $3,113,620 | $2,945,600 | $168,020 | −$904,419 | $2,209,201 | $2,209,201 | $45,363 | Verified |
| 2023 | $1,841,001 | $1,841,000 | $1 | — | $1,841,001 | $1,841,001 | $34,549 | Verified |
| 2022 | $1,841,001 | $1,841,000 | $1 | — | $1,841,001 | $1,841,001 | $37,699 | Verified |
| 2021 | $1,841,001 | $1,841,000 | $1 | — | $1,841,001 | $1,841,001 | $41,414 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +50.0% | +20.0% | 72.0% | Not available | Partial |
| 2025 | -5.4% | +20.0% | 90.0% | Not available | Partial |
| 2024 | +69.1% | +20.0% | 71.0% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +60.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +50.0% | +22.7% | +19.1% | +69.1% | 2024 | -5.4% | 2025 |
| Assessment Ratio | 72.0% | 88.8% | — | 100.0% | 2021 | 71.0% | 2024 |
| Effective Tax Rate (2025) | 1.9100% | 1.9100% | — | 1.9100% | 2025 | 1.9100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$56,243 | $43,054 | ~$83,006 | $56,243 | 2025 | $34,549 | 2023 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$5,263,895 | ~$3,499,374 | ~2.0139% | ~$70,475 | +19.1% |
| 2028 | ~$6,271,182 | ~$3,849,311 | ~1.9814% | ~$76,270 | +41.9% |
| 2029 | ~$7,471,222 | ~$4,234,242 | ~1.9488% | ~$82,519 | +69.1% |
| 2030 | ~$8,900,898 | ~$4,657,667 | ~1.9163% | ~$89,254 | +101.5% |
| 2031 | ~$10,604,154 | ~$5,123,433 | ~1.8837% | ~$96,512 | +140.0% |
| 2027 | ~$5,175,527 | ~$3,499,374 | ~2.0465% | ~$71,614 | +17.1% |
| 2028 | ~$6,062,394 | ~$3,849,311 | ~2.0465% | ~$78,776 | +37.2% |
| 2029 | ~$7,101,232 | ~$4,234,242 | ~2.0465% | ~$86,653 | +60.7% |
| 2030 | ~$8,318,084 | ~$4,657,667 | ~2.0465% | ~$95,318 | +88.3% |
| 2031 | ~$9,743,452 | ~$5,123,433 | ~2.0465% | ~$104,850 | +120.5% |
| 2027 | ~$5,352,263 | ~$3,499,374 | ~1.9977% | ~$69,906 | +21.1% |
| 2028 | ~$6,483,506 | ~$3,849,311 | ~1.9488% | ~$75,017 | +46.7% |
| 2029 | ~$7,853,845 | ~$4,234,242 | ~1.9000% | ~$80,451 | +77.8% |
| 2030 | ~$9,513,816 | ~$4,657,667 | ~1.8512% | ~$86,222 | +115.3% |
| 2031 | ~$11,524,635 | ~$5,123,433 | ~1.8024% | ~$92,343 | +160.8% |
In 2025, this property's market value of $2,945,600 places it in the 50th–75th percentile for Commercial properties in Travis County (13595 comparable) — +113% above the county median of $1,382,921. 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 | $2,945,600 | $632,506 | $1,382,921 | $3,258,143 | ↑ Above median | -0.8% |
| 2024 | $3,113,620 | $647,500 | $1,401,787 | $3,362,090 | ↑ Above median | +0.0% |
| 2023 | $1,841,001 | $651,680 | $1,383,015 | $3,277,245 | ↑ Above median | +9.7% |
| 2022 | $1,841,001 | $535,964 | $1,190,250 | $2,842,216 | ↑ Above median | +3.3% |
| 2021 | $1,841,001 | $538,645 | $1,173,514 | $2,782,974 | ↑ Above median | base yr |
| Source | What it provides | Coverage for this parcel | Confidence |
|---|---|---|---|
| TCAD Certified Appraisal Roll ↗ | Market, assessed, and taxable value; land/improvement split; exemptions | 2025 | Certified |
| Texas Comptroller Annual Jurisdiction Roll (AJR) | Prior-year market and taxable value | 2021–2024 | Verified |
| TCAD Preliminary Export ↗ | First-look 2026 appraisal value, subject to change at certification | 2026 (exported June 9, 2026; certifies July 25, 2026) | Preliminary |
| Travis County Rates History ↗ | Adopted tax rate for each of this parcel's taxing entities | 1990–2025 | Verified |
| TaxCurOpenData | Current-year (2025) tax billing, by taxing entity | 2025 | Partial |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2021, 2022, 2023, 2024 | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |