1220 S CONGRESS AVE TX 78704
| Owner | SOUTH CONGRESS PARTNERS LLC |
|---|---|
| Parcel ID | 0101000319 |
| Short ID | 100852 |
| Type | Real |
| Use Code | 34 Hotel — Full Service |
| Valuation | Income |
| Improvement SF | 23,503 SF |
| Land SF | 55,860 SF |
| Acres | 1.282 |
| Year Built | 1938 |
| Legal | LOT 4-8 & 17.5 FT OF LOT 3 & E 76.75 FT AV OF LOT 9-12 BLK 8 SWISHER ADDN PLUS 20 FT VAC EVA STREET (COMMERCIAL PERSONAL PROPERTY) |
| Neighborhood | 35SC2 |
| Land | $11,730,600 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $11,730,600 |
| Improvement | $414,891 |
|---|---|
| Total Improvement | $414,891 |
| Market | $12,145,491 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $12,145,491 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $12,145,491 |
| Taxable Value | $12,145,491 |
|---|
Appreciation: Market value has risen +47.5% from $8,237,000 (2021) to $12,145,491 (2025), a CAGR of 10.2% over 4 years. This is strong appreciation — well above typical inflation. 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 $248,556. 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 97% of market value ($11,730,600 land vs $414,891 improvements), about $210/SF of land. With value concentrated in the land under a ~88-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 $12,145,491, 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 +10.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $19,734,339 by 2030, with an estimated annual tax burden around $368,468. 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.
14 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 20,253 SF | ✓ |
| SO | Sketch Only | 17,523 SF | ✗ |
| 551 | PAVED AREA | 16,500 SF | ✗ |
| 2ND | 2nd Floor | 3,250 SF | ✓ |
| 061C | CARPORT ATT 1ST COMM | 2,402 SF | ✗ |
| 501 | CANOPY | 2,147 SF | ✗ |
| 601 | POOL COMM'L | 1,500 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 1,143 SF | ✗ |
| 581C | STORAGE ATT COMM | 856 SF | ✓ |
| 012C | PORCH OPEN 2 COMM | 695 SF | ✗ |
| 611 | TERRACE | 656 SF | ✗ |
| 591 | MASONRY TRIM SF | 200 SF | ✗ |
| 413 | STAIRWAY EXT | 2 SF | ✓ |
| MISC | Miscellaneous | 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% | $112,370.08 | $112,370.08 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $63,644.44 | $63,644.44 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $45,648.22 | $45,648.22 | Paid |
| P6N | — | — | — | — | — | — | $24,290.98 | $24,290.98 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $14,334.47 | $14,334.47 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $12,558.44 | $12,558.44 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $272,846.63 | $272,846.63 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $12,170,236 | $12,145,491 | +0.2% |
| Assessed Value | $12,170,236 | $12,145,491 | +0.2% |
| Land Value | $11,730,600 | $11,730,600 | +0.0% |
| Improvement Value | $439,636 | $414,891 | +6.0% |
| Taxable Value | $12,170,236 | $12,145,491 | +0.2% |
| Total Tax 2026 = estimate |
~$249,062
Estimated
|
~$272,847
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $12,170,236 | $12,170,236 | +0 (+0.0%) |
| Taxable Value | $12,170,236 | $12,170,236 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $12,170,236 | $11,730,600 | $439,636 | — | $12,170,236 | $12,170,236 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $12,145,491 | $11,730,600 | $414,891 | — | $12,145,491 | $12,145,491 | ~$272,847 | Partial |
| 2024 | $11,950,000 | — | — | −$219,400 | $11,730,600 | $— | $256,184 | Verified |
| 2023 | $7,380,000 | — | — | — | $11,730,600 ! | $— | $235,328 | Verified |
| 2022 | $6,810,000 | — | — | −$386,100 | $6,423,900 | $— | $160,509 | Verified |
| 2021 | $8,237,000 | — | — | −$1,813,100 | $6,423,900 | $— | $154,809 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.2% | +0.2% | ~100% | Not available | Partial |
| 2025 | -3.6% | -3.6% | ~100% | Not available | Partial |
| 2024 | +5.4% | +5.4% | ~100% | 2.0300% | Verified |
| 2023 | +61.9% | +61.9% | ~100% | 1.9700% | Verified |
| 2022 | +8.4% | +8.4% | ~100% | 2.1700% | Verified |
| 2021 | base year | — | ~100% | 1.8800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +78.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.2% | +11.0% | +10.2% | +61.9% | 2024 | -17.3% | 2022 |
| Assessment Ratio | 100.0% | 104.9% | — | 159.0% | 2023 | 78.0% | 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 |
$272,847 | $215,935 | ~$316,904 | $272,847 | 2025 | $154,809 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$13,383,712 | ~$13,360,040 | ~2.0139% | ~$269,063 | +10.2% |
| 2027 | ~$14,748,168 | ~$14,696,044 | ~1.9814% | ~$291,186 | +21.4% |
| 2028 | ~$16,251,729 | ~$16,165,649 | ~1.9488% | ~$315,043 | +33.8% |
| 2029 | ~$17,908,577 | ~$17,782,213 | ~1.9163% | ~$340,759 | +47.5% |
| 2030 | ~$19,734,339 | ~$19,560,435 | ~1.8837% | ~$368,468 | +62.5% |
| 2026 | ~$13,140,802 | ~$13,140,802 | ~2.0465% | ~$268,925 | +8.2% |
| 2027 | ~$14,217,678 | ~$14,217,678 | ~2.0465% | ~$290,963 | +17.1% |
| 2028 | ~$15,382,803 | ~$15,382,803 | ~2.0465% | ~$314,807 | +26.7% |
| 2029 | ~$16,643,408 | ~$16,643,408 | ~2.0465% | ~$340,605 | +37.0% |
| 2030 | ~$18,007,319 | ~$18,007,319 | ~2.0465% | ~$368,517 | +48.3% |
| 2026 | ~$13,626,622 | ~$13,360,040 | ~1.9977% | ~$266,888 | +12.2% |
| 2027 | ~$15,288,375 | ~$14,696,044 | ~1.9488% | ~$286,402 | +25.9% |
| 2028 | ~$17,152,777 | ~$16,165,649 | ~1.9000% | ~$307,150 | +41.2% |
| 2029 | ~$19,244,542 | ~$17,782,213 | ~1.8512% | ~$329,183 | +58.5% |
| 2030 | ~$21,591,394 | ~$19,560,435 | ~1.8024% | ~$352,552 | +77.8% |
In 2025, this property's market value of $12,145,491 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 9× 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 | $12,145,491 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $11,950,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $7,380,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $6,810,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $8,237,000 | $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.