400 S CONGRESS AVE TX 78704
| Owner | KASPAR ALICE G TRUSTEE |
|---|---|
| Parcel ID | 0202000109 |
| Short ID | 188626 |
| Type | Real |
| Use Code | 00 (unlisted) |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 5,164 SF |
| Acres | 0.119 |
| Year Built | — |
| Legal | 65 X 79.4 FT AV ABS 8 SUR 20 DECKER I |
| Neighborhood | 86CEN |
| Land | $1,187,720 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,187,720 |
| Improvement | $44,141 |
|---|---|
| Total Improvement | $44,141 |
| Market | $1,231,861 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,231,861 |
| Value Limitation Adjustment (−) (homestead cap) | −$120,661 |
| Net Appraised (assessed) | $1,111,200 |
| Exemptions (−) | −$5,024 |
|---|---|
| Taxable Value | $1,106,176 |
Appreciation: Market value has risen +5936.2% from $20,408 (2021) to $1,231,861 (2025), a CAGR of 178.7% 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 Land/Vacant parcel countywide rose +487.2%, so this parcel has outpaced 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 $22,638. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($1,111,200) is $120,661 below market value, suggesting potential for an upward assessment in future years.
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 96% of market value ($1,187,720 land vs $44,141 improvements), about $230/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 $1,231,861, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, 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 +178.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $207,258,944 by 2030, with an estimated annual tax burden around $33,711. 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 |
|---|---|---|---|
| 403 | CARWASH DRIVE-THRU | 777 SF | ✓ |
| 411 | SOLAR DEVICES RESIDENTIAL | 14 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% | $10,234.34 | $10,234.34 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,796.55 | $5,796.55 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,157.51 | $4,157.51 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,305.54 | $1,305.54 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,143.79 | $1,143.79 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $22,637.73 | $22,637.73 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $848,000 | $1,231,861 | -31.2% |
| Assessed Value | $848,000 | $1,111,200 | -23.7% |
| Land Value | $1,187,720 | $1,187,720 | +0.0% |
| Improvement Value | — | $44,141 | — |
| Taxable Value | $842,976 | $1,106,176 | -23.8% |
| Exemptions | — | N | |
| Total Tax 2026 = estimate |
~$17,251
Estimated
|
~$22,638
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,231,861 | $848,000 | -383,861 (-31.2%) |
| Taxable Value | $1,226,837 | $842,976 | -383,861 (-31.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $848,000 | $1,187,720 | — | — | $848,000 | $842,976 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,231,861 | $1,187,720 | $44,141 | −$120,661 | $1,111,200 | $1,106,176 | ~$22,638 | Partial |
| 2024 | $1,125,000 | — | — | — | — | $— | $18,352 | Verified |
| 2023 | $813,717 | — | — | — | — | $— | $20,354 | Verified |
| 2022 | $891,177 | — | — | — | — | $— | $16,070 | Verified |
| 2021 | $20,408 | — | — | — | — | $— | $19,398 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +10.9% | ~100% | Not available | Partial |
| 2025 | +33.0% | +20.0% | 90.2% | Not available | Partial |
| 2024 | -17.7% | -17.7% | ~100% | 1.9800% | Verified |
| 2023 | +26.2% | +26.2% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.8000% | Verified |
| 2021 | base year | — | ~100% | 95.0500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +38.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -31.2% | +854.9% | +204.0% | +4266.8% | 2022 | -31.2% | 2026 |
| Assessment Ratio | 100.0% | 95.1% | — | 100.0% | 2026 | 90.2% | 2025 |
| Effective Tax Rate (2025) | 1.8400% | 1.8400% | — | 1.8400% | 2025 | 1.8400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$22,638 | $19,362 | ~$28,994 | $22,638 | 2025 | $16,070 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,433,618 | ~$1,222,320 | ~2.0139% | ~$24,617 | +178.7% |
| 2027 | ~$9,570,670 | ~$1,344,552 | ~1.9814% | ~$26,641 | +676.9% |
| 2028 | ~$26,676,734 | ~$1,479,007 | ~1.9488% | ~$28,823 | +2065.6% |
| 2029 | ~$74,357,190 | ~$1,626,908 | ~1.9163% | ~$31,176 | +5936.2% |
| 2030 | ~$207,258,944 | ~$1,789,599 | ~1.8837% | ~$33,711 | +16724.9% |
| 2026 | ~$3,408,981 | ~$1,222,320 | ~2.0465% | ~$25,015 | +176.7% |
| 2027 | ~$9,433,818 | ~$1,344,552 | ~2.0465% | ~$27,516 | +665.8% |
| 2028 | ~$26,106,604 | ~$1,479,007 | ~2.0465% | ~$30,268 | +2019.3% |
| 2029 | ~$72,245,911 | ~$1,626,908 | ~2.0465% | ~$33,294 | +5764.8% |
| 2030 | ~$199,929,169 | ~$1,789,599 | ~2.0465% | ~$36,624 | +16129.8% |
| 2026 | ~$3,458,256 | ~$1,222,320 | ~1.9977% | ~$24,418 | +180.7% |
| 2027 | ~$9,708,507 | ~$1,344,552 | ~1.9488% | ~$26,203 | +688.1% |
| 2028 | ~$27,255,104 | ~$1,479,007 | ~1.9000% | ~$28,101 | +2112.5% |
| 2029 | ~$76,514,408 | ~$1,626,908 | ~1.8512% | ~$30,117 | +6111.3% |
| 2030 | ~$214,802,138 | ~$1,789,599 | ~1.8024% | ~$32,255 | +17337.2% |
In 2025, this property's market value of $1,231,861 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 14× the county median of $85,028. 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 | $1,231,861 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $1,125,000 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | $813,717 | $25,000 | $71,500 | $271,439 | ↑ Top 25% | +0.0% |
| 2022 | $891,177 | $15,000 | $55,000 | $180,463 | ↑ Top 25% | +100.0% |
| 2021 | $20,408 | $6,000 | $14,480 | $80,000 | ↑ Above median | 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.