4323 CONGRESS AVE TX 78745
| Owner | ST ELMO APTS LP LLC |
|---|---|
| Parcel ID | 0412040902 |
| Short ID | 937606 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 319,275 SF |
| Land SF | 333,510 SF |
| Acres | 7.656 |
| Year Built | 2022 |
| Legal | UNT MULTI FAMILY ST ELMO MARKETPLACE MASTER CONDOMINIUM PLUS 82.0 % INT IN COM AREA |
| Neighborhood | 08SC2 |
| Land | $10,005,305 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $10,005,305 |
| Improvement | $69,994,695 |
|---|---|
| Total Improvement | $69,994,695 |
| Market | $80,000,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $80,000,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $80,000,000 |
| Taxable Value | $80,000,000 |
|---|
Appreciation: Market value has risen +577.5% from $11,808,889 (2021) to $80,000,000 (2025), a CAGR of 61.3% over 4 years. This is strong appreciation — well above typical inflation. 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 +19.0%, so this parcel has outpaced 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 $1,637,188. 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 13% of market value ($10,005,305 land vs $69,994,695 improvements), about $30/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Submarket Position: At $80,000,000, this parcel sits in the top quartile (≥75th percentile) of Multi-Family property in Travis County — county median $519,086 (P25 $438,150 / P75 $747,031, n=12,570). 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 +49.6% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $661,340,806 by 2031, with an estimated annual tax burden around $2,681,033. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 319,275 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% | $740,160.00 | $740,160.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $419,213.60 | $419,213.60 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $300,676.00 | $300,676.00 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $94,418.40 | $94,418.40 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $82,720.00 | $82,720.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,637,188.00 | $1,637,188.00 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $740,160.00 | 45.2% |
| CAT City of Austin | 0.5240% | $419,213.60 | 25.6% |
| TCO Travis County | 0.3758% | $300,676.00 | 18.4% |
| THD Travis Central Health | 0.1180% | $94,418.40 | 5.8% |
| ACT Austin Community College | 0.1034% | $82,720.00 | 5.1% |
| Total | 2.0465% | $1,637,188.00 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $88,372,508 | $80,000,000 | +10.5% |
| Assessed Value | $88,372,508 | $80,000,000 | +10.5% |
| Land Value | $10,005,305 | $10,005,305 | +0.0% |
| Improvement Value | $78,367,203 | $69,994,695 | +12.0% |
| Taxable Value | $88,372,508 | $80,000,000 | +10.5% |
| Total Tax 2026 = estimate |
~$1,808,530
Estimated
|
~$1,637,188
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $88,372,508 | $10,005,305 | $78,367,203 | — | $88,372,508 | $88,372,508 | Not yet — post-cert | Preliminary |
| 2025 | $80,000,000 | $10,005,305 | $69,994,695 | — | $80,000,000 | $80,000,000 | ~$1,637,188 | Partial |
| 2024 | $90,000,000 | $10,005,305 | $79,994,695 | — | $90,000,000 | $90,000,000 | $1,783,633 | Verified |
| 2023 | $73,716,000 | $10,005,305 | $63,710,695 | — | $73,716,000 | $73,716,000 | $1,293,367 | Verified |
| 2022 | $51,805,305 | $10,005,305 | $41,800,000 | — | $51,805,305 | $51,805,305 | $961,100 | Verified |
| 2021 | $11,808,889 | $10,005,305 | $1,803,584 | — | $11,808,889 | $11,808,889 | $257,042 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +10.5% | +10.5% | ~100% | Not available | Partial |
| 2025 | -11.1% | -11.1% | ~100% | Not available | Partial |
| 2024 | +22.1% | +22.1% | ~100% | No billing data | Verified |
| 2023 | +42.3% | +42.3% | ~100% | No billing data | Verified |
| 2022 | +338.7% ! | +338.7% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +577.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +10.5% | +80.5% | +49.6% | +338.7% | 2022 | -11.1% | 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 |
$1,637,188 | $1,186,466 | ~$2,305,841 | $1,783,633 | 2024 | $257,042 | 2021 |
Market value changed by 339% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$132,171,801 | ~$97,209,759 | ~2.0139% | ~$1,957,743 | +49.6% |
| 2028 | ~$197,678,955 | ~$106,930,735 | ~1.9814% | ~$2,118,713 | +123.7% |
| 2029 | ~$295,652,846 | ~$117,623,808 | ~1.9488% | ~$2,292,299 | +234.6% |
| 2030 | ~$442,184,681 | ~$129,386,189 | ~1.9163% | ~$2,479,416 | +400.4% |
| 2031 | ~$661,340,806 | ~$142,324,808 | ~1.8837% | ~$2,681,033 | +648.4% |
| 2027 | ~$130,404,351 | ~$97,209,759 | ~2.0465% | ~$1,989,383 | +47.6% |
| 2028 | ~$192,427,432 | ~$106,930,735 | ~2.0465% | ~$2,188,321 | +117.7% |
| 2029 | ~$283,950,008 | ~$117,623,808 | ~2.0465% | ~$2,407,154 | +221.3% |
| 2030 | ~$419,002,667 | ~$129,386,189 | ~2.0465% | ~$2,647,869 | +374.1% |
| 2031 | ~$618,289,241 | ~$142,324,808 | ~2.0465% | ~$2,912,656 | +599.6% |
| 2027 | ~$133,939,251 | ~$97,209,759 | ~1.9977% | ~$1,941,923 | +51.6% |
| 2028 | ~$203,001,176 | ~$106,930,735 | ~1.9488% | ~$2,083,908 | +129.7% |
| 2029 | ~$307,672,897 | ~$117,623,808 | ~1.9000% | ~$2,234,872 | +248.2% |
| 2030 | ~$466,315,581 | ~$129,386,189 | ~1.8512% | ~$2,395,189 | +427.7% |
| 2031 | ~$706,757,806 | ~$142,324,808 | ~1.8024% | ~$2,565,221 | +699.7% |
In 2025, this property's market value of $80,000,000 places it in the top 25% for Multi-Family properties in Travis County (12570 comparable) — 154× the county median of $519,086. 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 | $80,000,000 | $438,150 | $519,086 | $747,031 | ↑ Top 25% | -7.5% |
| 2024 | $90,000,000 | $467,312 | $564,206 | $847,583 | ↑ Top 25% | -6.3% |
| 2023 | $73,716,000 | $503,694 | $616,727 | $918,308 | ↑ Top 25% | +0.9% |
| 2022 | $51,805,305 | $506,269 | $614,560 | $904,074 | ↑ Top 25% | +39.0% |
| 2021 | $11,808,889 | $353,349 | $436,046 | $657,886 | ↑ 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 | — |