305 S CONGRESS AVE TX 78704
| Owner | 305 SOUTH CONGRESS LP |
|---|---|
| Parcel ID | 0203020202 |
| Short ID | 190749 |
| Type | Real |
| Use Code | 29 Major Industrial — Mfg. |
| Valuation | Cost |
| Improvement SF | 302,471 SF |
| Land SF | 821,453 SF |
| Acres | 18.858 |
| Year Built | 2007 |
| Legal | LOT 1 MILLER SUBD & LOT 1 WATERFORD II & LOT 1 BLK A WATERFORD |
| Neighborhood | 29MFG |
| Land | $260,465,660 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $260,465,660 |
| Improvement | $2,000 |
|---|---|
| Total Improvement | $2,000 |
| Market | $260,467,660 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $260,467,660 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $260,467,660 |
| Taxable Value | $260,467,660 |
|---|
Appreciation: Market value has risen +329.0% from $60,708,250 (2021) to $260,467,660 (2025), a CAGR of 43.9% 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 $5,330,432. Austin ISD is the largest single contributor, at 43.0% of the total 2025 levy.
Asset Class: Commercial. No homestead exemptions apply — full market value is taxable. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 100% of market value ($260,465,660 land vs $2,000 improvements), about $317/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 $260,467,660, 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 +43.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,608,371,714 by 2030, with an estimated annual tax burden around $7,902,032. 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.
18 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| SO | Sketch Only | 384,705 SF | ✗ |
| 491 | SPRINKLER HEADS | 330,631 SF | ✗ |
| 551 | PAVED AREA | 312,605 SF | ✗ |
| 1ST | 1st Floor | 164,439 SF | ✓ |
| 2ND | 2nd Floor | 92,072 SF | ✓ |
| 3RD | 3rd Floor | 45,960 SF | ✓ |
| ADDL | Additional Floor | 38,625 SF | ✓ |
| 501 | CANOPY | 28,160 SF | ✗ |
| 611 | TERRACE | 15,265 SF | ✗ |
| 328 | MEZZ COMM (STG) | 9,616 SF | ✓ |
| 435 | FENCE IRON LF | 1,130 SF | ✗ |
| 482 | LIGHT POLES | 69 SF | ✓ |
| 276 | ELEVATOR COM PAS | 4 SF | ✓ |
| MISC | Miscellaneous | 4 SF | ✓ |
| 476 | ELEVATOR FREIGHT | 2 SF | ✓ |
| 509 | CANOPY FV | 1 SF | ✗ |
| 519 | DECK UNCOVRED FV | 1 SF | ✗ |
| 335FV | PENTHOUSE FV | 1 SF | ✓ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| City of Austin | 0.4776% | 0.5240% | +107,223 |
| Travis County | 0.3444% | 0.3758% | +72,534 |
| Austin ISD | 0.9505% | 0.9252% | -58,443 |
| Travis Central Health | 0.1080% | 0.1180% | +23,225 |
| Austin Community College | 0.1013% | 0.1034% | +4,851 |
Market value changed by 265% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $2,137,212.00 | $937,007.13 | $1,200,204.87 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,210,479.27 | $530,704.34 | $679,774.93 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $868,201.95 | $380,641.41 | $487,560.54 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $272,633.13 | $119,529.17 | $153,103.96 |
| P2U | — | — | — | — | — | — | $240,470.09 | $105,428.09 | $135,042.00 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $238,854.00 | $104,719.56 | $134,134.44 |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $4,967,850.44 | $2,178,029.70 | $2,789,820.74 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $231,000,000 | $260,467,660 | -11.3% |
| Assessed Value | $231,000,000 | $260,467,660 | -11.3% |
| Land Value | $260,465,660 | $260,465,660 | +0.0% |
| Improvement Value | — | $2,000 | — |
| Taxable Value | $231,000,000 | $260,467,660 | -11.3% |
| Total Tax 2026 = estimate |
~$4,727,380
Estimated
|
$4,967,850 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $260,467,660 | $231,000,000 | -29,467,660 (-11.3%) |
| Taxable Value | $260,467,660 | $231,000,000 | -29,467,660 (-11.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $231,000,000 | $260,465,660 | — | — | $231,000,000 | $231,000,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $260,467,660 | $260,465,660 | $2,000 | — | $260,467,660 | $260,467,660 | $4,967,850 | Verified |
| 2024 | $271,647,416 | — | — | −$52,439,516 | $219,207,900 | $— | $5,402,455 | Verified |
| 2023 | $74,484,500 | — | — | — | $230,192,326 ! | $— | $5,165,584 | Verified |
| 2022 | $74,484,500 | — | — | −$13,773,631 | $60,710,869 | $— | $1,544,996 | Verified |
| 2021 | $60,708,250 | — | — | −$823 | $60,707,427 | $— | $1,695,273 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | 1.9100% | Verified |
| 2024 | -4.1% | -4.1% | ~100% | 2.0700% | Verified |
| 2023 | +264.7% ! | +264.7% | ~100% | 1.9000% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 2.0700% | Verified |
| 2021 | base year | — | ~100% | 2.7900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +249.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -11.3% | +54.4% | +47.6% | +264.7% | 2024 | -11.3% | 2026 |
| Assessment Ratio | 100.0% | 128.5% | — | 309.0% | 2023 | 80.7% | 2024 |
| Effective Tax Rate (2025) | 1.9100% | 1.9100% | — | 1.9100% | 2025 | 1.9100% | 2025 |
| Tax Amount | $4,967,850 | $3,755,232 | ~$6,796,197 | $5,402,455 | 2024 | $1,544,996 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$374,869,694 | ~$286,514,426 | ~2.0139% | ~$5,770,219 | +43.9% |
| 2027 | ~$539,519,139 | ~$315,165,869 | ~1.9814% | ~$6,244,659 | +107.1% |
| 2028 | ~$776,485,552 | ~$346,682,455 | ~1.9488% | ~$6,756,285 | +198.1% |
| 2029 | ~$1,117,531,833 | ~$381,350,701 | ~1.9163% | ~$7,307,789 | +329.0% |
| 2030 | ~$1,608,371,714 | ~$419,485,771 | ~1.8837% | ~$7,902,032 | +517.5% |
| 2026 | ~$369,660,341 | ~$286,514,426 | ~2.0465% | ~$5,863,475 | +41.9% |
| 2027 | ~$524,628,538 | ~$315,165,869 | ~2.0465% | ~$6,449,822 | +101.4% |
| 2028 | ~$744,562,164 | ~$346,682,455 | ~2.0465% | ~$7,094,804 | +185.9% |
| 2029 | ~$1,056,695,881 | ~$381,350,701 | ~2.0465% | ~$7,804,285 | +305.7% |
| 2030 | ~$1,499,681,610 | ~$419,485,771 | ~2.0465% | ~$8,584,713 | +475.8% |
| 2026 | ~$380,079,048 | ~$286,514,426 | ~1.9977% | ~$5,723,591 | +45.9% |
| 2027 | ~$554,618,114 | ~$315,165,869 | ~1.9488% | ~$6,142,077 | +112.9% |
| 2028 | ~$809,308,628 | ~$346,682,455 | ~1.9000% | ~$6,587,025 | +210.7% |
| 2029 | ~$1,180,957,561 | ~$381,350,701 | ~1.8512% | ~$7,059,541 | +353.4% |
| 2030 | ~$1,723,274,301 | ~$419,485,771 | ~1.8024% | ~$7,560,691 | +561.6% |
In 2025, this property's market value of $260,467,660 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 184× 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 | $260,467,660 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $271,647,416 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $74,484,500 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $74,484,500 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $60,708,250 | $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.