1318 S CONGRESS AVE TX 78704
| Owner | 3423 GIBSON LLC |
|---|---|
| Parcel ID | 0400001113 |
| Short ID | 302145 |
| Type | Real |
| Use Code | 52 Office Medium (10–35,000 SF) |
| Valuation | Income |
| Improvement SF | 18,965 SF |
| Land SF | 67,150 SF |
| Acres | 1.542 |
| Year Built | 1996 |
| Legal | LOT 28-32 BLK 13 ECK NORA RSB LOT 19 & S 3.82FT OF LT 18 BLK 13 + VAC ALLEY NEWNING RSB OF BLK 13 & 2A |
| Neighborhood | 47CEN |
| Land | $8,460,900 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $8,460,900 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $7,722,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $7,722,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $7,722,000 |
| Taxable Value | $7,722,000 |
|---|
Appreciation: Market value has risen +25.8% from $6,137,867 (2021) to $7,722,000 (2025), a CAGR of 5.9% over 4 years. This represents moderate, steady growth. 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 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 $158,030. Austin ISD is the largest single contributor, at 41.2% of the total 2025 levy.
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 110% of market value ($8,460,900 land vs $0 improvements), about $126/SF of land. With value concentrated in the land under a ~30-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 $7,722,000, this parcel sits in the top quartile (≥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 +8.5% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $13,931,168 by 2031, with an estimated annual tax burden around $262,427. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 31,804 SF | ✗ |
| 1ST | 1st Floor | 10,519 SF | ✓ |
| 2ND | 2nd Floor | 4,867 SF | ✓ |
| FBSMT | Finished Basement | 3,255 SF | ✓ |
| 511 | DECK | 720 SF | ✗ |
| 501 | CANOPY | 408 SF | ✗ |
| 611 | TERRACE | 395 SF | ✗ |
| 3RD | 3rd Floor | 324 SF | ✓ |
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% | $71,443.94 | $71,443.94 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $40,464.59 | $40,464.59 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $29,022.75 | $29,022.75 | Paid |
| P6N | — | — | — | — | — | — | $15,444.00 | $15,444.00 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $9,113.74 | $9,113.74 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $7,984.55 | $7,984.55 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $173,473.57 | $173,473.57 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $71,443.94 | 41.2% |
| CAT City of Austin | 0.5240% | $40,464.59 | 23.3% |
| TCO Travis County | 0.3758% | $29,022.75 | 16.7% |
| P6N | — | $15,444.00 | 8.9% |
| THD Travis Central Health | 0.1180% | $9,113.74 | 5.3% |
| ACT Austin Community College | 0.1034% | $7,984.55 | 4.6% |
| Total | 2.0465% 5 of 6 | $173,473.57 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $9,247,035 | $7,722,000 | +19.7% |
| Assessed Value | $9,247,035 | $7,722,000 | +19.7% |
| Land Value | $8,460,900 | $8,460,900 | +0.0% |
| Improvement Value | $786,135 | — | — |
| Taxable Value | $9,247,035 | $7,722,000 | +19.7% |
| Total Tax 2026 = estimate |
~$189,239
Estimated
|
~$173,474
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $9,247,035 | $8,460,900 | $786,135 | — | $9,247,035 | $9,247,035 | Not yet — post-cert | Preliminary |
| 2025 | $7,722,000 | $8,460,900 | — | — | $7,722,000 | $7,722,000 | ~$173,474 | Partial |
| 2024 | $9,110,162 | $8,460,900 | $649,262 | — | $9,110,162 | $9,110,162 | $168,481 | Verified |
| 2023 | $11,879,154 | $10,576,125 | $1,303,029 | — | $11,879,154 | $11,879,154 | $153,880 | Verified |
| 2022 | $6,402,915 | $5,439,150 | $963,765 | — | $6,402,915 | $6,402,915 | $139,258 | Verified |
| 2021 | $6,137,867 | $5,439,150 | $698,717 | — | $6,137,867 | $6,137,867 | $145,877 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +19.7% | +19.7% | ~100% | Not available | Partial |
| 2025 | -15.2% | -15.2% | ~100% | Not available | Partial |
| 2024 | -23.3% | -23.3% | ~100% | No billing data | Verified |
| 2023 | +85.5% ! | +85.5% | ~100% | No billing data | Verified |
| 2022 | +4.3% | +4.3% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +25.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +19.7% | +14.2% | +8.5% | +85.5% | 2023 | -23.3% | 2024 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.2500% | 2.2500% | — | 2.2500% | 2025 | 2.2500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$173,474 | $156,194 | ~$231,364 | $173,474 | 2025 | $139,258 | 2022 |
Market value changed by 86% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$10,036,898 | ~$10,036,898 | ~2.0139% | ~$202,137 | +8.5% |
| 2028 | ~$10,894,229 | ~$10,894,229 | ~1.9814% | ~$215,857 | +17.8% |
| 2029 | ~$11,824,792 | ~$11,824,792 | ~1.9488% | ~$230,446 | +27.9% |
| 2030 | ~$12,834,842 | ~$12,834,842 | ~1.9163% | ~$245,953 | +38.8% |
| 2031 | ~$13,931,168 | ~$13,931,168 | ~1.8837% | ~$262,427 | +50.7% |
| 2027 | ~$9,851,957 | ~$9,851,957 | ~2.0465% | ~$201,619 | +6.5% |
| 2028 | ~$10,496,452 | ~$10,496,452 | ~2.0465% | ~$214,808 | +13.5% |
| 2029 | ~$11,183,109 | ~$11,183,109 | ~2.0465% | ~$228,861 | +20.9% |
| 2030 | ~$11,914,685 | ~$11,914,685 | ~2.0465% | ~$243,832 | +28.8% |
| 2031 | ~$12,694,119 | ~$12,694,119 | ~2.0465% | ~$259,783 | +37.3% |
| 2027 | ~$10,221,839 | ~$10,171,738 | ~1.9977% | ~$203,197 | +10.5% |
| 2028 | ~$11,299,404 | ~$11,188,912 | ~1.9488% | ~$218,054 | +22.2% |
| 2029 | ~$12,490,564 | ~$12,307,804 | ~1.9000% | ~$233,850 | +35.1% |
| 2030 | ~$13,807,294 | ~$13,538,584 | ~1.8512% | ~$250,625 | +49.3% |
| 2031 | ~$15,262,831 | ~$14,892,442 | ~1.8024% | ~$268,417 | +65.1% |
In 2025, this property's market value of $7,722,000 places it in the top 25% for Commercial properties in Travis County (13595 comparable) — 6× 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 | $7,722,000 | $632,506 | $1,382,921 | $3,258,143 | ↑ Top 25% | -0.8% |
| 2024 | $9,110,162 | $647,500 | $1,401,787 | $3,362,090 | ↑ Top 25% | +0.0% |
| 2023 | $11,879,154 | $651,680 | $1,383,015 | $3,277,245 | ↑ Top 25% | +9.7% |
| 2022 | $6,402,915 | $535,964 | $1,190,250 | $2,842,216 | ↑ Top 25% | +3.3% |
| 2021 | $6,137,867 | $538,645 | $1,173,514 | $2,782,974 | ↑ Top 25% | 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 | — |