111 FREDERICK ST TX 78704
| Owner | 3300 S CONGRESS LLC |
|---|---|
| Parcel ID | 0407031140 |
| Short ID | 309889 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 7,436 SF |
| Acres | 0.171 |
| Year Built | — |
| Legal | LOT 11 * & N25FT OF LOT 6 BLK 2 BRACKENRIDGE HEIGHTS |
| Neighborhood | K2000 |
| Land | $389,048 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $389,048 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $389,048 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $389,048 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $389,048 |
| Taxable Value | $389,048 |
|---|
Appreciation: Market value has risen +44.1% from $270,000 (2021) to $389,048 (2025), a CAGR of 9.6% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2022), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Land/Vacant parcel countywide rose +283.7%, so this parcel has lagged the broader land/vacant 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 $7,962. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 100% of market value ($389,048 land vs $0 improvements), about $52/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 $389,048, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $84,423 (P25 $24,862 / P75 $362,804, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant 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 +7.6% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $560,586 by 2031, with an estimated annual tax burden around $10,560. 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% | $3,599.47 | $3,599.47 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,038.68 | $2,038.68 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,462.22 | $1,462.22 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $459.17 | $459.17 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $402.28 | $402.28 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $7,961.82 | $7,961.82 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $3,599.47 | 45.2% |
| CAT City of Austin | 0.5240% | $2,038.68 | 25.6% |
| TCO Travis County | 0.3758% | $1,462.22 | 18.4% |
| THD Travis Central Health | 0.1180% | $459.17 | 5.8% |
| ACT Austin Community College | 0.1034% | $402.28 | 5.1% |
| Total | 2.0465% | $7,961.82 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $389,048 | $389,048 | +0.0% |
| Assessed Value | $389,048 | $389,048 | +0.0% |
| Land Value | $389,048 | $389,048 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $389,048 | $389,048 | +0.0% |
| Total Tax 2026 = estimate |
~$7,962
Estimated
|
~$7,962
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $389,048 | $389,048 | — | — | $389,048 | $389,048 | Not yet — post-cert | Preliminary |
| 2025 | $389,048 | $389,048 | — | — | $389,048 | $389,048 | ~$7,962 | Partial |
| 2024 | $450,000 | $450,000 | — | — | $450,000 | $450,000 | $8,918 | Verified |
| 2023 | $450,000 | $450,000 | — | — | $450,000 | $450,000 | $8,142 | Verified |
| 2022 | $405,000 | $405,000 | — | — | $405,000 | $405,000 | $7,998 | Verified |
| 2021 | $270,000 | $270,000 | — | — | $270,000 | $270,000 | $5,877 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | -13.5% | -13.5% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2023 | +11.1% | +11.1% | ~100% | No billing data | Verified |
| 2022 | +50.0% | +50.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +44.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +9.5% | +7.6% | +50.0% | 2022 | -13.5% | 2025 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| 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 |
$7,962 | $7,779 | ~$9,467 | $8,918 | 2024 | $5,877 | 2021 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$418,534 | ~$418,534 | ~2.0139% | ~$8,429 | +7.6% |
| 2028 | ~$450,255 | ~$450,255 | ~1.9814% | ~$8,921 | +15.7% |
| 2029 | ~$484,381 | ~$484,381 | ~1.9488% | ~$9,440 | +24.5% |
| 2030 | ~$521,092 | ~$521,092 | ~1.9163% | ~$9,986 | +33.9% |
| 2031 | ~$560,586 | ~$560,586 | ~1.8837% | ~$10,560 | +44.1% |
| 2027 | ~$410,753 | ~$410,753 | ~2.0465% | ~$8,406 | +5.6% |
| 2028 | ~$433,670 | ~$433,670 | ~2.0465% | ~$8,875 | +11.5% |
| 2029 | ~$457,865 | ~$457,865 | ~2.0465% | ~$9,370 | +17.7% |
| 2030 | ~$483,409 | ~$483,409 | ~2.0465% | ~$9,893 | +24.3% |
| 2031 | ~$510,379 | ~$510,379 | ~2.0465% | ~$10,445 | +31.2% |
| 2027 | ~$426,315 | ~$426,315 | ~1.9977% | ~$8,516 | +9.6% |
| 2028 | ~$467,152 | ~$467,152 | ~1.9488% | ~$9,104 | +20.1% |
| 2029 | ~$511,901 | ~$511,901 | ~1.9000% | ~$9,726 | +31.6% |
| 2030 | ~$560,937 | ~$560,937 | ~1.8512% | ~$10,384 | +44.2% |
| 2031 | ~$614,670 | ~$614,670 | ~1.8024% | ~$11,079 | +58.0% |
In 2025, this property's market value of $389,048 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 5× the county median of $84,423. Land/Vacant here is the broad TCAD category — every land/vacant 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 | $389,048 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $450,000 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $450,000 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $405,000 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $270,000 | $8,000 | $22,000 | $81,900 | ↑ 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 | — |