316 CONGRESS AVE TX 78701
| Owner | 316 CONGRESS AVENUE LP |
|---|---|
| Parcel ID | 0205020106 |
| Short ID | 192789 |
| Type | Real |
| Use Code | 52 Office Medium (10–35,000 SF) |
| Valuation | Income |
| Improvement SF | 14,720 SF |
| Land SF | 7,405 SF |
| Acres | 0.170 |
| Year Built | 1900 |
| Legal | LOT 5 & N 1FT OF LOT 4 BLOCK 029 ORIGINAL CITY (TOTAL SQ FT 7419) |
| Neighborhood | 52CBD |
| Land | $4,739,328 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,739,328 |
| Improvement | $399,081 |
|---|---|
| Total Improvement | $399,081 |
| Market | $5,138,409 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $5,138,409 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $5,138,409 |
| Exemptions (−) (HT) | −$1,384,373 |
|---|---|
| Taxable Value | $3,754,036 |
Appreciation: Market value has fallen -24.9% from $6,841,043 (2021) to $5,138,409 (2025), a CAGR of -6.9% over 4 years. Growth has been relatively flat for this asset class. 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 lagged 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 $76,826. Austin ISD is the largest single contributor, at 46.7% 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 92% of market value ($4,739,328 land vs $399,081 improvements), about $640/SF of land. With value concentrated in the land under a ~126-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 $5,138,409, 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 -6.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,593,036 by 2030, with an estimated annual tax burden around $67,684. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 7,360 SF | ✓ |
| 2ND | 2nd Floor | 7,360 SF | ✓ |
| MEZZ | Mezzanine | 3,956 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% | $35,968.31 | $35,968.31 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $17,461.56 | $17,461.56 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $12,524.10 | $12,524.10 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,594.06 | $4,594.06 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,932.82 | $3,932.82 | Paid |
| P2U | — | — | — | — | — | — | $2,619.83 | $2,619.83 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $77,100.68 | $77,100.68 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,176,962 | $5,138,409 | -18.7% |
| Assessed Value | $4,176,962 | $5,138,409 | -18.7% |
| Land Value | $2,962,080 | $4,739,328 | -37.5% |
| Improvement Value | $1,214,882 | $399,081 | +204.4% |
| Taxable Value | $2,236,507 | $3,754,036 | -40.4% |
| Exemptions | HT | HT | |
| Total Tax 2026 = estimate |
~$45,770
Estimated
|
~$77,101
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $5,392,301 | $4,176,962 | -1,215,339 (-22.5%) |
| Taxable Value | $3,391,145 | $2,236,507 | -1,154,638 (-34.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,176,962 | $2,962,080 | $1,214,882 | — | $4,176,962 | $2,236,507 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $5,138,409 | $4,739,328 | $399,081 | — | $5,138,409 | $3,754,036 | ~$77,101 | Partial |
| 2024 | $4,647,037 | — | — | — | $4,739,328 ! | $— | $85,390 | Verified |
| 2023 | $6,838,988 | — | — | −$3,136,388 | $3,702,600 | $— | $68,714 | Verified |
| 2022 | $6,816,395 | — | — | −$3,113,795 | $3,702,600 | $— | $107,040 | Verified |
| 2021 | $6,841,043 | — | — | −$3,138,443 | $3,702,600 | $— | $113,981 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +4.9% | +3.8% | 98.9% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +10.6% | +10.6% | ~100% | 1.6600% | Verified |
| 2023 | -32.1% | -32.1% | ~100% | 1.4800% | Verified |
| 2022 | +0.3% | +0.3% | ~100% | 1.5700% | Verified |
| 2021 | base year | — | ~100% | 1.6700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -24.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -18.7% | -8.1% | -2.6% | +10.6% | 2025 | -32.1% | 2024 |
| Assessment Ratio | 100.0% | 77.4% | — | 102.0% | 2024 | 54.1% | 2021 |
| Effective Tax Rate (2025) | 1.5000% | 1.5000% | — | 1.5000% | 2025 | 1.5000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$77,101 | $90,445 | ~$81,403 | $113,981 | 2021 | $68,714 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,783,604 | ~$4,783,604 | ~2.0139% | ~$96,339 | -6.9% |
| 2027 | ~$4,453,299 | ~$4,453,299 | ~1.9814% | ~$88,237 | -13.3% |
| 2028 | ~$4,145,801 | ~$4,145,801 | ~1.9488% | ~$80,795 | -19.3% |
| 2029 | ~$3,859,535 | ~$3,859,535 | ~1.9163% | ~$73,960 | -24.9% |
| 2030 | ~$3,593,036 | ~$3,593,036 | ~1.8837% | ~$67,684 | -30.1% |
| 2026 | ~$4,881,489 | ~$4,881,489 | ~2.0465% | ~$99,899 | -5.0% |
| 2027 | ~$4,637,414 | ~$4,637,414 | ~2.0465% | ~$94,904 | -9.8% |
| 2028 | ~$4,405,543 | ~$4,405,543 | ~2.0465% | ~$90,159 | -14.3% |
| 2029 | ~$4,185,266 | ~$4,185,266 | ~2.0465% | ~$85,651 | -18.5% |
| 2030 | ~$3,976,003 | ~$3,976,003 | ~2.0465% | ~$81,368 | -22.6% |
| 2026 | ~$4,886,373 | ~$4,886,373 | ~1.9977% | ~$97,613 | -4.9% |
| 2027 | ~$4,646,698 | ~$4,646,698 | ~1.9488% | ~$90,557 | -9.6% |
| 2028 | ~$4,418,780 | ~$4,418,780 | ~1.9000% | ~$83,958 | -14.0% |
| 2029 | ~$4,202,041 | ~$4,202,041 | ~1.8512% | ~$77,788 | -18.2% |
| 2030 | ~$3,995,933 | ~$3,995,933 | ~1.8024% | ~$72,022 | -22.2% |
In 2025, this property's market value of $5,138,409 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 4× 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 | $5,138,409 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $4,647,037 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $6,838,988 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $6,816,395 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $6,841,043 | $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.