S CONGRESS AVE TX 78745
| Owner | DEVON/SOUTH CONGRESS LLC |
|---|---|
| Parcel ID | 0428090202 |
| Short ID | 512917 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 125,932 SF |
| Acres | 2.891 |
| Year Built | — |
| Legal | ABS 6 SUR 19 CANNON W ACR 2.8910 |
| Neighborhood | 63SOU |
| Land | $1,888,979 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,888,979 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,888,979 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,888,979 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,888,979 |
| Taxable Value | $1,888,979 |
|---|
Appreciation: Market value has risen +114.3% from $881,524 (2021) to $1,888,979 (2025), a CAGR of 21.0% 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 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 $38,658. 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 ($1,888,979 land vs $0 improvements), about $15/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 $1,888,979, 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 +16.5% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $4,047,810 by 2031, with an estimated annual tax burden around $76,250. 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% | $17,116.20 | $17,116.20 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $9,694.31 | $9,694.31 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,953.13 | $6,953.13 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,183.43 | $2,183.43 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,912.90 | $1,912.90 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $37,859.97 | $37,859.97 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $17,116.20 | 45.2% |
| CAT City of Austin | 0.5240% | $9,694.31 | 25.6% |
| TCO Travis County | 0.3758% | $6,953.13 | 18.4% |
| THD Travis Central Health | 0.1180% | $2,183.43 | 5.8% |
| ACT Austin Community College | 0.1034% | $1,912.90 | 5.1% |
| Total | 2.0465% | $37,859.97 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,888,979 | $1,888,979 | +0.0% |
| Assessed Value | $1,888,979 | $1,888,979 | +0.0% |
| Land Value | $1,888,979 | $1,888,979 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,888,979 | $1,888,979 | +0.0% |
| Total Tax 2026 = estimate |
~$38,658
Estimated
|
~$37,860
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,888,979 | $1,888,979 | — | — | $1,888,979 | $1,888,979 | Not yet — post-cert | Preliminary |
| 2025 | $1,888,979 | $1,888,979 | — | — | $1,888,979 | $1,888,979 | ~$37,860 | Partial |
| 2024 | $1,888,979 | $1,888,979 | — | — | $1,888,979 | $1,888,979 | $37,436 | Verified |
| 2023 | $1,888,979 | $1,888,979 | — | — | $1,888,979 | $1,888,979 | $34,176 | Verified |
| 2022 | $1,416,735 | $1,416,735 | — | — | $1,416,735 | $1,416,735 | $27,979 | Verified |
| 2021 | $881,524 | $881,524 | — | — | $881,524 | $881,524 | $19,188 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2023 | +33.3% | +33.3% | ~100% | No billing data | Verified |
| 2022 | +60.7% | +60.7% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +114.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +18.8% | +16.5% | +60.7% | 2022 | +0.0% | 2024 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.0000% | 2.0000% | — | 2.0000% | 2025 | 2.0000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$37,860 | $31,328 | ~$59,217 | $37,860 | 2025 | $19,188 | 2021 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$2,200,015 | ~$2,200,015 | ~2.0139% | ~$44,307 | +16.5% |
| 2028 | ~$2,562,267 | ~$2,562,267 | ~1.9814% | ~$50,768 | +35.6% |
| 2029 | ~$2,984,166 | ~$2,984,166 | ~1.9488% | ~$58,157 | +58.0% |
| 2030 | ~$3,475,534 | ~$3,475,534 | ~1.9163% | ~$66,601 | +84.0% |
| 2031 | ~$4,047,810 | ~$4,047,810 | ~1.8837% | ~$76,250 | +114.3% |
| 2027 | ~$2,162,236 | ~$2,162,236 | ~2.0465% | ~$44,250 | +14.5% |
| 2028 | ~$2,475,022 | ~$2,475,022 | ~2.0465% | ~$50,651 | +31.0% |
| 2029 | ~$2,833,055 | ~$2,833,055 | ~2.0465% | ~$57,978 | +50.0% |
| 2030 | ~$3,242,880 | ~$3,242,880 | ~2.0465% | ~$66,365 | +71.7% |
| 2031 | ~$3,711,990 | ~$3,711,990 | ~2.0465% | ~$75,965 | +96.5% |
| 2027 | ~$2,237,795 | ~$2,237,795 | ~1.9977% | ~$44,704 | +18.5% |
| 2028 | ~$2,651,023 | ~$2,651,023 | ~1.9488% | ~$51,664 | +40.3% |
| 2029 | ~$3,140,557 | ~$3,140,557 | ~1.9000% | ~$59,671 | +66.3% |
| 2030 | ~$3,720,487 | ~$3,720,487 | ~1.8512% | ~$68,873 | +97.0% |
| 2031 | ~$4,407,507 | ~$4,407,507 | ~1.8024% | ~$79,440 | +133.3% |
In 2025, this property's market value of $1,888,979 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 22× 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 | $1,888,979 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $1,888,979 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $1,888,979 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $1,416,735 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $881,524 | $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 | — |