1200 S CONGRESS AVE TX 78704
| Owner | SOUTH CONGRESS PARTNERS LLC |
|---|---|
| Parcel ID | 0101000318 |
| Short ID | 100851 |
| Type | Real |
| Use Code | 30 Strip Center (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 12,507 SF |
| Land SF | 18,990 SF |
| Acres | 0.436 |
| Year Built | 1915 |
| Legal | LOT 1-2 & 30.5 FT OF LOT 3 BLK 8 SWISHER ADDN PLUS ADJ 10 FT VAC EVA STREET |
| Neighborhood | 30CEN |
| Land | $3,987,900 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,987,900 |
| Improvement | $161,296 |
|---|---|
| Total Improvement | $161,296 |
| Market | $4,149,196 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,149,196 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $4,149,196 |
| Taxable Value | $4,149,196 |
|---|
Appreciation: Market value has risen +26.1% from $3,289,886 (2021) to $4,149,196 (2025), a CAGR of 6.0% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2023→2024), 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 +24.1%, 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 $84,913. 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 96% of market value ($3,987,900 land vs $161,296 improvements), about $210/SF of land. With value concentrated in the land under a ~111-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 $4,149,196, this parcel sits in the top quartile (≥75th percentile) of Commercial property in Travis County — county median $1,417,484 (P25 $649,268 / P75 $3,347,260, n=13,608). 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 +6.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,545,527 by 2030, with an estimated annual tax burden around $104,463. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 8,207 SF | ✓ |
| 2ND | 2nd Floor | 4,300 SF | ✓ |
| 551 | PAVED AREA | 3,090 SF | ✗ |
| 581C | STORAGE ATT COMM | 1,102 SF | ✓ |
| 571C | STORAGE DET COMM | 800 SF | ✓ |
| 501 | CANOPY | 544 SF | ✗ |
| 611 | TERRACE | 544 SF | ✗ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| 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% | $38,388.36 | $38,388.36 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $21,742.49 | $21,742.49 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $15,594.55 | $15,594.55 | Paid |
| P6N | — | — | — | — | — | — | $8,298.39 | $8,298.39 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,897.01 | $4,897.01 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,290.27 | $4,290.27 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $93,211.07 | $93,211.07 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,159,813 | $4,149,196 | +0.3% |
| Assessed Value | $4,159,813 | $4,149,196 | +0.3% |
| Land Value | $3,987,900 | $3,987,900 | +0.0% |
| Improvement Value | $171,913 | $161,296 | +6.6% |
| Taxable Value | $4,159,813 | $4,149,196 | +0.3% |
| Total Tax 2026 = estimate |
~$85,130
Estimated
|
~$93,211
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,159,813 | $4,159,813 | +0 (+0.0%) |
| Taxable Value | $4,159,813 | $4,159,813 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,159,813 | $3,987,900 | $171,913 | — | $4,159,813 | $4,159,813 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,149,196 | $3,987,900 | $161,296 | — | $4,149,196 | $4,149,196 | ~$93,211 | Partial |
| 2024 | $4,269,755 | — | — | −$281,855 | $3,987,900 | $— | $93,974 | Verified |
| 2023 | $3,148,143 | — | — | — | $3,987,900 ! | $— | $85,790 | Verified |
| 2022 | $3,082,731 | — | — | — | $3,148,143 ! | $— | $68,470 | Verified |
| 2021 | $3,289,886 | — | — | −$916,136 | $2,373,750 | $— | $73,267 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.3% | +0.3% | ~100% | Not available | Partial |
| 2025 | -3.7% | -3.7% | ~100% | Not available | Partial |
| 2024 | +0.9% | +0.9% | ~100% | 2.1800% | Verified |
| 2023 | +35.6% | +35.6% | ~100% | 2.0100% | Verified |
| 2022 | +2.1% | +2.1% | ~100% | 2.1700% | Verified |
| 2021 | base year | — | ~100% | 2.2300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +34.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.3% | +5.8% | +5.9% | +35.6% | 2024 | -6.3% | 2022 |
| Assessment Ratio | 100.0% | 99.1% | — | 126.7% | 2023 | 72.2% | 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 |
$93,211 | $82,942 | ~$96,371 | $93,974 | 2024 | $68,470 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,397,033 | ~$4,397,033 | ~2.0139% | ~$88,553 | +6.0% |
| 2027 | ~$4,659,674 | ~$4,659,674 | ~1.9814% | ~$92,326 | +12.3% |
| 2028 | ~$4,938,002 | ~$4,938,002 | ~1.9488% | ~$96,234 | +19.0% |
| 2029 | ~$5,232,956 | ~$5,232,956 | ~1.9163% | ~$100,279 | +26.1% |
| 2030 | ~$5,545,527 | ~$5,545,527 | ~1.8837% | ~$104,463 | +33.7% |
| 2026 | ~$4,314,049 | ~$4,314,049 | ~2.0465% | ~$88,286 | +4.0% |
| 2027 | ~$4,485,452 | ~$4,485,452 | ~2.0465% | ~$91,794 | +8.1% |
| 2028 | ~$4,663,665 | ~$4,663,665 | ~2.0465% | ~$95,441 | +12.4% |
| 2029 | ~$4,848,959 | ~$4,848,959 | ~2.0465% | ~$99,233 | +16.9% |
| 2030 | ~$5,041,614 | ~$5,041,614 | ~2.0465% | ~$103,176 | +21.5% |
| 2026 | ~$4,480,017 | ~$4,480,017 | ~1.9977% | ~$89,496 | +8.0% |
| 2027 | ~$4,837,215 | ~$4,837,215 | ~1.9488% | ~$94,270 | +16.6% |
| 2028 | ~$5,222,892 | ~$5,222,892 | ~1.9000% | ~$99,236 | +25.9% |
| 2029 | ~$5,639,320 | ~$5,639,320 | ~1.8512% | ~$104,395 | +35.9% |
| 2030 | ~$6,088,951 | ~$6,088,951 | ~1.8024% | ~$109,746 | +46.8% |
In 2025, this property's market value of $4,149,196 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +193% above the county median of $1,417,484. 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 | $4,149,196 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $4,269,755 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $3,148,143 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $3,082,731 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $3,289,886 | $517,750 | $1,142,600 | $2,780,453 | ↑ Top 25% | base yr |
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.