8900 S CONGRESS AVE #2 TX 78739
| Owner | 8900 SOUTH CONGRESS MASW LP |
|---|---|
| Parcel ID | 0430090318 |
| Short ID | 889849 |
| Type | Real |
| Use Code | 30 Strip Center (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 10,197 SF |
| Land SF | 49,119 SF |
| Acres | 1.128 |
| Year Built | 2020 |
| Legal | LOT 2 PENCE SUBD |
| Neighborhood | 30SOU |
| Land | $982,373 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $982,373 |
| Improvement | $4,570,522 |
|---|---|
| Total Improvement | $4,570,522 |
| Market | $5,552,895 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $5,552,895 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $5,552,895 |
| Taxable Value | $5,552,895 |
|---|
Appreciation: Market value has risen +401.0% from $1,108,440 (2021) to $5,552,895 (2025), a CAGR of 49.6% 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 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 $113,639. Austin ISD is the largest single contributor, at 45.2% 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 18% of market value ($982,373 land vs $4,570,522 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~6 yrs), and rent roll drive the underwriting.
Submarket Position: At $5,552,895, 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 +50.1% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $64,341,477 by 2031, with an estimated annual tax burden around $256,204. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 15,000 SF | ✗ |
| 1ST | 1st Floor | 10,197 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% | $51,375.38 | $51,375.38 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $29,098.11 | $29,098.11 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $20,870.28 | $20,870.28 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $6,553.69 | $6,553.69 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $5,741.69 | $5,741.69 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $113,639.15 | $113,639.15 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $51,375.38 | 45.2% |
| CAT City of Austin | 0.5240% | $29,098.11 | 25.6% |
| TCO Travis County | 0.3758% | $20,870.28 | 18.4% |
| THD Travis Central Health | 0.1180% | $6,553.69 | 5.8% |
| ACT Austin Community College | 0.1034% | $5,741.69 | 5.1% |
| Total | 2.0465% | $113,639.15 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $8,445,038 | $5,552,895 | +52.1% |
| Assessed Value | $8,445,038 | $5,552,895 | +52.1% |
| Land Value | $982,373 | $982,373 | +0.0% |
| Improvement Value | $7,462,665 | $4,570,522 | +63.3% |
| Taxable Value | $8,445,038 | $5,552,895 | +52.1% |
| Total Tax 2026 = estimate |
~$172,826
Estimated
|
~$113,639
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $8,445,038 | $982,373 | $7,462,665 | — | $8,445,038 | $8,445,038 | Not yet — post-cert | Preliminary |
| 2025 | $5,552,895 | $982,373 | $4,570,522 | — | $5,552,895 | $5,552,895 | ~$113,639 | Partial |
| 2024 | $5,478,856 | $982,373 | $4,496,483 | — | $5,478,856 | $5,478,856 | $108,581 | Verified |
| 2023 | $4,125,000 | $982,373 | $3,142,627 | — | $4,125,000 | $4,125,000 | $74,631 | Verified |
| 2022 | $4,042,050 | $736,780 | $3,305,270 | — | $4,042,050 | $4,042,050 | $79,827 | Verified |
| 2021 | $1,108,440 | $736,780 | $371,660 | — | $1,108,440 | $1,108,440 | $24,127 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +52.1% | +52.1% | ~100% | Not available | Partial |
| 2025 | +1.4% | +1.4% | ~100% | Not available | Partial |
| 2024 | +32.8% | +32.8% | ~100% | No billing data | Verified |
| 2023 | +2.1% | +2.1% | ~100% | No billing data | Verified |
| 2022 | +264.7% ! | +264.7% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +401.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +52.1% | +70.6% | +50.1% | +264.7% | 2022 | +1.4% | 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 |
$113,639 | $80,161 | ~$220,350 | $113,639 | 2025 | $24,127 | 2021 |
Market value changed by 265% 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 | ~$12,675,920 | ~$9,289,542 | ~2.0139% | ~$187,085 | +50.1% |
| 2028 | ~$19,026,433 | ~$10,218,496 | ~1.9814% | ~$202,468 | +125.3% |
| 2029 | ~$28,558,491 | ~$11,240,346 | ~1.9488% | ~$219,056 | +238.2% |
| 2030 | ~$42,866,018 | ~$12,364,380 | ~1.9163% | ~$236,938 | +407.6% |
| 2031 | ~$64,341,477 | ~$13,600,818 | ~1.8837% | ~$256,204 | +661.9% |
| 2027 | ~$12,507,019 | ~$9,289,542 | ~2.0465% | ~$190,109 | +48.1% |
| 2028 | ~$18,522,774 | ~$10,218,496 | ~2.0465% | ~$209,120 | +119.3% |
| 2029 | ~$27,432,049 | ~$11,240,346 | ~2.0465% | ~$230,032 | +224.8% |
| 2030 | ~$40,626,598 | ~$12,364,380 | ~2.0465% | ~$253,035 | +381.1% |
| 2031 | ~$60,167,597 | ~$13,600,818 | ~2.0465% | ~$278,339 | +612.5% |
| 2027 | ~$12,844,821 | ~$9,289,542 | ~1.9977% | ~$185,574 | +52.1% |
| 2028 | ~$19,536,848 | ~$10,218,496 | ~1.9488% | ~$199,142 | +131.3% |
| 2029 | ~$29,715,356 | ~$11,240,346 | ~1.9000% | ~$213,568 | +251.9% |
| 2030 | ~$45,196,768 | ~$12,364,380 | ~1.8512% | ~$228,889 | +435.2% |
| 2031 | ~$68,743,845 | ~$13,600,818 | ~1.8024% | ~$245,137 | +714.0% |
In 2025, this property's market value of $5,552,895 places it in the top 25% for Commercial properties in Travis County (13595 comparable) — 4× 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 | $5,552,895 | $632,506 | $1,382,921 | $3,258,143 | ↑ Top 25% | -0.8% |
| 2024 | $5,478,856 | $647,500 | $1,401,787 | $3,362,090 | ↑ Top 25% | +0.0% |
| 2023 | $4,125,000 | $651,680 | $1,383,015 | $3,277,245 | ↑ Top 25% | +9.7% |
| 2022 | $4,042,050 | $535,964 | $1,190,250 | $2,842,216 | ↑ Top 25% | +3.3% |
| 2021 | $1,108,440 | $538,645 | $1,173,514 | $2,782,974 | ↓ Below 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 | — |