412 CONGRESS AVE TX 78701
| Owner | FFTB RALLY ON CONGRESS LLC |
|---|---|
| Parcel ID | 0205020210 |
| Short ID | 192805 |
| Type | Real |
| Use Code | 52 Office Medium (10–35,000 SF) |
| Valuation | Income |
| Improvement SF | 14,675 SF |
| Land SF | 7,360 SF |
| Acres | 0.169 |
| Year Built | 1880 |
| Legal | LOT 4 BLOCK 043 ORIGINAL CITY |
| Neighborhood | 52CBD |
| Land | $5,888,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $5,888,000 |
| Improvement | $207,024 |
|---|---|
| Total Improvement | $207,024 |
| Market | $6,095,024 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $6,095,024 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $6,095,024 |
| Exemptions (−) (HT) | −$1,575,512 |
|---|---|
| Taxable Value | $4,519,512 |
Appreciation: Market value has risen +17.4% from $5,192,065 (2021) to $6,095,024 (2025), a CAGR of 4.1% over 4 years. This represents moderate, steady growth. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $92,491. Austin ISD is the largest single contributor, at 46.6% 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 97% of market value ($5,888,000 land vs $207,024 improvements), about $800/SF of land. With value concentrated in the land under a ~146-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 $6,095,024, 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 +4.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,447,655 by 2030, with an estimated annual tax burden around $140,295. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 7,338 SF | ✓ |
| 2ND | 2nd Floor | 7,338 SF | ✓ |
| MEZZ | Mezzanine | 3,145 SF | ✓ |
| 611 | TERRACE | 2,322 SF | ✗ |
| 501 | CANOPY | 2,322 SF | ✗ |
| 511 | DECK | 394 SF | ✗ |
| 327 | STORAGE COMM'L | 247 SF | ✓ |
| 276 | ELEVATOR COM PAS | 1 SF | ✓ |
| 476 | ELEVATOR FREIGHT | 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% | $46,144.35 | $46,144.35 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $22,401.73 | $22,401.73 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $16,067.37 | $16,067.37 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $5,893.80 | $5,893.80 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $5,045.48 | $5,045.48 | Paid |
| P2U | — | — | — | — | — | — | $3,491.88 | $3,491.88 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $99,044.61 | $99,044.61 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,828,507 | $6,095,024 | -37.2% |
| Assessed Value | $3,828,507 | $6,095,024 | -37.2% |
| Land Value | $2,944,000 | $5,888,000 | -50.0% |
| Improvement Value | $884,507 | $207,024 | +327.2% |
| Taxable Value | $1,502,872 | $4,519,512 | -66.7% |
| Exemptions | HT | HT | |
| Total Tax 2026 = estimate |
~$30,756
Estimated
|
~$99,045
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,828,507 | $3,828,507 | +0 (+0.0%) |
| Taxable Value | $1,502,872 | $1,502,872 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,828,507 | $2,944,000 | $884,507 | — | $3,828,507 | $1,502,872 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $6,095,024 | $5,888,000 | $207,024 | — | $6,095,024 | $4,519,512 | ~$99,045 | Partial |
| 2024 | $5,900,098 | — | — | −$12,098 | $5,888,000 | $— | $99,228 | Verified |
| 2023 | $6,953,180 | — | — | −$3,273,180 | $3,680,000 | $— | $83,862 | Verified |
| 2022 | $— | — | — | — | $3,680,000 | $— | $105,989 | Verified |
| 2021 | $5,192,065 | — | — | −$1,512,065 | $3,680,000 | $— | $105,775 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -37.2% | -37.2% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +3.3% | +3.3% | ~100% | 1.6300% | Verified |
| 2023 | -15.1% | -15.1% | ~100% | 1.4200% | Verified |
| 2022 | -0.5% | -0.5% | ~100% | 1.5200% | Verified |
| 2021 | base year | — | ~100% | 2.0400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -12.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -37.2% | -3.8% | +16.4% | +33.9% | 2023 | -37.2% | 2026 |
| Assessment Ratio | 100.0% | 84.7% | — | 100.0% | 2025 | 52.9% | 2023 |
| Effective Tax Rate (2025) | 1.6300% | 1.6300% | — | 1.6300% | 2025 | 1.6300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$99,045 | $96,977 | ~$133,997 | $105,775 | 2021 | $83,862 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$6,344,308 | ~$6,344,308 | ~2.0139% | ~$127,770 | +4.1% |
| 2027 | ~$6,603,787 | ~$6,603,787 | ~1.9814% | ~$130,847 | +8.3% |
| 2028 | ~$6,873,879 | ~$6,873,879 | ~1.9488% | ~$133,961 | +12.8% |
| 2029 | ~$7,155,018 | ~$7,155,018 | ~1.9163% | ~$137,111 | +17.4% |
| 2030 | ~$7,447,655 | ~$7,447,655 | ~1.8837% | ~$140,295 | +22.2% |
| 2026 | ~$6,222,407 | ~$6,222,407 | ~2.0465% | ~$127,341 | +2.1% |
| 2027 | ~$6,352,453 | ~$6,352,453 | ~2.0465% | ~$130,002 | +4.2% |
| 2028 | ~$6,485,216 | ~$6,485,216 | ~2.0465% | ~$132,719 | +6.4% |
| 2029 | ~$6,620,755 | ~$6,620,755 | ~2.0465% | ~$135,493 | +8.6% |
| 2030 | ~$6,759,125 | ~$6,759,125 | ~2.0465% | ~$138,324 | +10.9% |
| 2026 | ~$6,466,208 | ~$6,466,208 | ~1.9977% | ~$129,173 | +6.1% |
| 2027 | ~$6,859,998 | ~$6,859,998 | ~1.9488% | ~$133,690 | +12.6% |
| 2028 | ~$7,277,768 | ~$7,277,768 | ~1.9000% | ~$138,279 | +19.4% |
| 2029 | ~$7,720,981 | ~$7,720,981 | ~1.8512% | ~$142,930 | +26.7% |
| 2030 | ~$8,191,186 | ~$8,191,186 | ~1.8024% | ~$147,636 | +34.4% |
In 2025, this property's market value of $6,095,024 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 | $6,095,024 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $5,900,098 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $6,953,180 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |
| 2021 | $5,192,065 | $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.