416 CONGRESS AVE TX 78701
| Owner | 416 CONGRESS LLC |
|---|---|
| Parcel ID | 0205020209 |
| Short ID | 192804 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 21,056 SF |
| Land SF | 7,216 SF |
| Acres | 0.166 |
| Year Built | 1920 |
| Legal | LOT 5 BLOCK 043 ORIGINAL CITY |
| Neighborhood | 52CBD |
| Land | $5,772,800 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $5,772,800 |
| Improvement | $1,666,159 |
|---|---|
| Total Improvement | $1,666,159 |
| Market | $7,438,959 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $7,438,959 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $7,438,959 |
| Taxable Value | $7,438,959 |
|---|
Appreciation: Market value has fallen -23.7% from $9,752,536 (2021) to $7,438,959 (2025), a CAGR of -6.5% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2024→2025), 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 $152,237. Austin ISD is the largest single contributor, at 43.4% 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 78% of market value ($5,772,800 land vs $1,666,159 improvements), about $800/SF of land. With value concentrated in the land under a ~106-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 $7,438,959, 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 -6.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,302,802 by 2030, with an estimated annual tax burden around $99,891. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 491 | SPRINKLER HEADS | 21,056 SF | ✗ |
| 1ST | 1st Floor | 7,360 SF | ✓ |
| 2ND | 2nd Floor | 6,848 SF | ✓ |
| 3RD | 3rd Floor | 6,848 SF | ✓ |
| 276 | ELEVATOR COM PAS | 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% | $68,825.25 | $68,825.25 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $38,981.41 | $38,981.41 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $27,958.96 | $27,958.96 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $8,779.68 | $8,779.68 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $7,691.88 | $7,691.88 | Paid |
| P2U | — | — | — | — | — | — | $6,418.54 | $6,418.54 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $158,655.72 | $158,655.72 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $7,753,770 | $7,438,959 | +4.2% |
| Assessed Value | $7,753,770 | $7,438,959 | +4.2% |
| Land Value | $2,886,400 | $5,772,800 | -50.0% |
| Improvement Value | $4,867,370 | $1,666,159 | +192.1% |
| Taxable Value | $7,753,770 | $7,438,959 | +4.2% |
| Total Tax 2026 = estimate |
~$158,680
Estimated
|
~$158,656
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $7,753,770 | $7,753,770 | +0 (+0.0%) |
| Taxable Value | $7,753,770 | $7,753,770 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $7,753,770 | $2,886,400 | $4,867,370 | — | $7,753,770 | $7,753,770 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $7,438,959 | $5,772,800 | $1,666,159 | — | $7,438,959 | $7,438,959 | ~$158,656 | Partial |
| 2024 | $9,611,148 | — | — | −$3,838,348 | $5,772,800 | $— | $158,128 | Verified |
| 2023 | $9,749,616 | — | — | −$6,141,616 | $3,608,000 | $— | $182,317 | Verified |
| 2022 | $9,717,398 | — | — | −$6,109,398 | $3,608,000 | $— | $201,797 | Verified |
| 2021 | $9,752,536 | — | — | −$6,144,536 | $3,608,000 | $— | $220,734 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +4.2% | +4.2% | ~100% | Not available | Partial |
| 2025 | -2.7% | -2.7% | ~100% | Not available | Partial |
| 2024 | -20.5% | -20.5% | ~100% | 2.0700% | Verified |
| 2023 | -1.4% | -1.4% | ~100% | 1.9000% | Verified |
| 2022 | +0.3% | +0.3% | ~100% | 2.0700% | Verified |
| 2021 | base year | — | ~100% | 2.2600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -23.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +4.2% | -4.0% | -7.3% | +4.2% | 2026 | -22.6% | 2025 |
| Assessment Ratio | 100.0% | 61.9% | — | 100.0% | 2025 | 37.0% | 2021 |
| Effective Tax Rate (2025) | 2.1300% | 2.1300% | — | 2.1300% | 2025 | 2.1300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$158,656 | $184,326 | ~$119,138 | $220,734 | 2021 | $158,128 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$6,952,017 | ~$6,952,017 | ~2.0139% | ~$140,009 | -6.5% |
| 2027 | ~$6,496,949 | ~$6,496,949 | ~1.9814% | ~$128,730 | -12.7% |
| 2028 | ~$6,071,669 | ~$6,071,669 | ~1.9488% | ~$118,327 | -18.4% |
| 2029 | ~$5,674,228 | ~$5,674,228 | ~1.9163% | ~$108,735 | -23.7% |
| 2030 | ~$5,302,802 | ~$5,302,802 | ~1.8837% | ~$99,891 | -28.7% |
| 2026 | ~$7,067,011 | ~$7,067,011 | ~2.0465% | ~$144,625 | -5.0% |
| 2027 | ~$6,713,660 | ~$6,713,660 | ~2.0465% | ~$137,394 | -9.8% |
| 2028 | ~$6,377,977 | ~$6,377,977 | ~2.0465% | ~$130,524 | -14.3% |
| 2029 | ~$6,059,079 | ~$6,059,079 | ~2.0465% | ~$123,998 | -18.5% |
| 2030 | ~$5,756,125 | ~$5,756,125 | ~2.0465% | ~$117,798 | -22.6% |
| 2026 | ~$7,100,796 | ~$7,100,796 | ~1.9977% | ~$141,850 | -4.5% |
| 2027 | ~$6,778,005 | ~$6,778,005 | ~1.9488% | ~$132,092 | -8.9% |
| 2028 | ~$6,469,888 | ~$6,469,888 | ~1.9000% | ~$122,929 | -13.0% |
| 2029 | ~$6,175,778 | ~$6,175,778 | ~1.8512% | ~$114,326 | -17.0% |
| 2030 | ~$5,895,037 | ~$5,895,037 | ~1.8024% | ~$106,250 | -20.8% |
In 2025, this property's market value of $7,438,959 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 5× 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 | $7,438,959 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $9,611,148 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $9,749,616 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $9,717,398 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $9,752,536 | $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.