315 S CONGRESS AVE TX 78704
| Owner | PEARSON FRANCES C & LINDA H PEARSON TRUST & |
|---|---|
| Parcel ID | 0203020109 |
| Short ID | 190747 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 5,098 SF |
| Land SF | 10,733 SF |
| Acres | 0.246 |
| Year Built | 1980 |
| Legal | .2464 AC OF LOT 4 CROCKETT MAE ESTATE SUBD |
| Neighborhood | 53SCN |
| Land | $2,468,590 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,468,590 |
| Improvement | $581,939 |
|---|---|
| Total Improvement | $581,939 |
| Market | $3,050,529 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,050,529 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,050,529 |
| Taxable Value | $3,050,529 |
|---|
Appreciation: Market value has risen +50.3% from $2,029,895 (2021) to $3,050,529 (2025), a CAGR of 10.7% 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 $62,429. 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 81% of market value ($2,468,590 land vs $581,939 improvements), about $230/SF of land. With value concentrated in the land under a ~46-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 $3,050,529, this parcel sits in the upper-middle (50th–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 +10.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,075,772 by 2030, with an estimated annual tax burden around $92,547. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 6,750 SF | ✗ |
| 1ST | 1st Floor | 2,549 SF | ✓ |
| 2ND | 2nd Floor | 2,549 SF | ✓ |
| 501 | CANOPY | 796 SF | ✗ |
| 511 | DECK | 40 SF | ✗ |
| 413 | STAIRWAY EXT | 3 SF | ✓ |
| 482 | LIGHT POLES | 2 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% | $28,223.49 | $28,223.49 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $15,985.29 | $15,985.29 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $11,465.26 | $11,465.26 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,600.33 | $3,600.33 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,154.25 | $3,154.25 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $62,428.62 | $62,428.62 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,103,938 | $3,050,529 | +1.8% |
| Assessed Value | $3,103,938 | $3,050,529 | +1.8% |
| Land Value | $2,468,590 | $2,468,590 | +0.0% |
| Improvement Value | $635,348 | $581,939 | +9.2% |
| Taxable Value | $3,103,938 | $3,050,529 | +1.8% |
| Total Tax 2026 = estimate |
~$63,522
Estimated
|
~$62,429
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,410,921 | $3,103,938 | -306,983 (-9.0%) |
| Taxable Value | $3,410,921 | $3,103,938 | -306,983 (-9.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,103,938 | $2,468,590 | $635,348 | — | $3,103,938 | $3,103,938 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,050,529 | $2,468,590 | $581,939 | — | $3,050,529 | $3,050,529 | ~$62,429 | Partial |
| 2024 | $3,109,665 | — | — | −$641,075 | $2,468,590 | $— | $65,347 | Verified |
| 2023 | $2,065,000 | — | — | — | $2,468,590 ! | $— | $56,262 | Verified |
| 2022 | $2,047,099 | — | — | −$437,149 | $1,609,950 | $— | $40,782 | Verified |
| 2021 | $2,029,895 | — | — | −$419,945 | $1,609,950 | $— | $44,559 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +11.8% | +11.8% | ~100% | Not available | Partial |
| 2025 | -7.5% | -7.5% | ~100% | Not available | Partial |
| 2024 | +6.0% | +6.0% | ~100% | 1.9800% | Verified |
| 2023 | +50.6% | +50.6% | ~100% | 1.8100% | Verified |
| 2022 | +0.9% | +0.9% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +49.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.8% | +10.4% | +10.3% | +50.6% | 2024 | -1.9% | 2025 |
| Assessment Ratio | 100.0% | 92.8% | — | 119.5% | 2023 | 78.6% | 2022 |
| 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 |
$62,429 | $53,876 | ~$79,595 | $65,347 | 2024 | $40,782 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,377,540 | ~$3,355,582 | ~2.0139% | ~$67,579 | +10.7% |
| 2027 | ~$3,739,607 | ~$3,691,140 | ~1.9814% | ~$73,136 | +22.6% |
| 2028 | ~$4,140,486 | ~$4,060,254 | ~1.9488% | ~$79,128 | +35.7% |
| 2029 | ~$4,584,339 | ~$4,466,280 | ~1.9163% | ~$85,587 | +50.3% |
| 2030 | ~$5,075,772 | ~$4,912,907 | ~1.8837% | ~$92,547 | +66.4% |
| 2026 | ~$3,316,530 | ~$3,316,530 | ~2.0465% | ~$67,872 | +8.7% |
| 2027 | ~$3,605,725 | ~$3,605,725 | ~2.0465% | ~$73,791 | +18.2% |
| 2028 | ~$3,920,138 | ~$3,920,138 | ~2.0465% | ~$80,225 | +28.5% |
| 2029 | ~$4,261,968 | ~$4,261,968 | ~2.0465% | ~$87,221 | +39.7% |
| 2030 | ~$4,633,604 | ~$4,633,604 | ~2.0465% | ~$94,826 | +51.9% |
| 2026 | ~$3,438,551 | ~$3,355,582 | ~1.9977% | ~$67,033 | +12.7% |
| 2027 | ~$3,875,929 | ~$3,691,140 | ~1.9488% | ~$71,934 | +27.1% |
| 2028 | ~$4,368,940 | ~$4,060,254 | ~1.9000% | ~$77,146 | +43.2% |
| 2029 | ~$4,924,662 | ~$4,466,280 | ~1.8512% | ~$82,680 | +61.4% |
| 2030 | ~$5,551,070 | ~$4,912,907 | ~1.8024% | ~$88,549 | +82.0% |
In 2025, this property's market value of $3,050,529 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +115% 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 | $3,050,529 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $3,109,665 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,065,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,047,099 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,029,895 | $517,750 | $1,142,600 | $2,780,453 | ↑ 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.