408 CONGRESS AVE TX 78701
| Owner | 408 CONGRESS AVENUE LLC |
|---|---|
| Parcel ID | 0205020212 |
| Short ID | 192807 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 3,660 SF |
| Land SF | 3,680 SF |
| Acres | 0.084 |
| Year Built | 1910 |
| Legal | S 23FT OF LOT 3 BLOCK 043 ORIGINAL CITY |
| Neighborhood | 32CBD |
| Land | $2,944,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,944,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $2,851,500 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,851,500 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,851,500 |
| Taxable Value | $2,851,500 |
|---|
Appreciation: Market value has risen +25.6% from $2,270,254 (2021) to $2,851,500 (2025), a CAGR of 5.9% over 4 years. This represents moderate, steady growth. 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 $58,356. Austin ISD is the largest single contributor, at 43.6% 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 103% of market value ($2,944,000 land vs $0 improvements), about $800/SF of land. With value concentrated in the land under a ~116-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 $2,851,500, 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 +5.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,791,596 by 2030, with an estimated annual tax burden around $71,424. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 3,660 SF | ✓ |
| 611 | TERRACE | 1,311 SF | ✗ |
| 501 | CANOPY | 594 SF | ✗ |
| 511 | DECK | 460 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% | $26,382.08 | $26,382.08 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $14,942.34 | $14,942.34 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $10,717.22 | $10,717.22 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,365.43 | $3,365.43 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,948.45 | $2,948.45 | Paid |
| P2U | — | — | — | — | — | — | $2,175.14 | $2,175.14 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $60,530.66 | $60,530.66 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,851,000 | $2,851,500 | -0.0% |
| Assessed Value | $2,851,000 | $2,851,500 | -0.0% |
| Land Value | $1,472,000 | $2,944,000 | -50.0% |
| Improvement Value | $1,379,000 | — | — |
| Taxable Value | $2,851,000 | $2,851,500 | -0.0% |
| Total Tax 2026 = estimate |
~$58,345
Estimated
|
~$60,531
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,944,400 | $2,851,000 | -93,400 (-3.2%) |
| Taxable Value | $2,944,400 | $2,851,000 | -93,400 (-3.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,851,000 | $1,472,000 | $1,379,000 | — | $2,851,000 | $2,851,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,851,500 | $2,944,000 | — | — | $2,851,500 | $2,851,500 | ~$60,531 | Partial |
| 2024 | $2,659,067 | — | — | — | $2,851,500 ! | $— | $58,687 | Verified |
| 2023 | $2,300,000 | — | — | −$460,000 | $1,840,000 | $— | $50,106 | Verified |
| 2022 | $2,200,000 | — | — | −$360,000 | $1,840,000 | $— | $47,223 | Verified |
| 2021 | $2,270,254 | — | — | −$430,254 | $1,840,000 | $— | $49,587 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.3% | +3.3% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +7.2% | +7.2% | ~100% | 2.0600% | Verified |
| 2023 | +15.6% | +15.6% | ~100% | 1.8800% | Verified |
| 2022 | +4.5% | +4.5% | ~100% | 2.0500% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +29.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +-0.0% | +4.8% | +5.9% | +15.6% | 2024 | -3.1% | 2022 |
| Assessment Ratio | 100.0% | 92.0% | — | 107.2% | 2024 | 80.0% | 2023 |
| Effective Tax Rate (2025) | 2.1200% | 2.1200% | — | 2.1200% | 2025 | 2.1200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$60,531 | $53,227 | ~$66,021 | $60,531 | 2025 | $47,223 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,018,722 | ~$3,018,722 | ~2.0139% | ~$60,795 | +5.9% |
| 2027 | ~$3,195,750 | ~$3,195,750 | ~1.9814% | ~$63,320 | +12.1% |
| 2028 | ~$3,383,160 | ~$3,383,160 | ~1.9488% | ~$65,932 | +18.6% |
| 2029 | ~$3,581,561 | ~$3,581,561 | ~1.9163% | ~$68,633 | +25.6% |
| 2030 | ~$3,791,596 | ~$3,791,596 | ~1.8837% | ~$71,424 | +33.0% |
| 2026 | ~$2,961,692 | ~$2,961,692 | ~2.0465% | ~$60,611 | +3.9% |
| 2027 | ~$3,076,142 | ~$3,076,142 | ~2.0465% | ~$62,953 | +7.9% |
| 2028 | ~$3,195,015 | ~$3,195,015 | ~2.0465% | ~$65,386 | +12.0% |
| 2029 | ~$3,318,481 | ~$3,318,481 | ~2.0465% | ~$67,912 | +16.4% |
| 2030 | ~$3,446,719 | ~$3,446,719 | ~2.0465% | ~$70,537 | +20.9% |
| 2026 | ~$3,075,752 | ~$3,075,752 | ~1.9977% | ~$61,443 | +7.9% |
| 2027 | ~$3,317,640 | ~$3,317,640 | ~1.9488% | ~$64,655 | +16.3% |
| 2028 | ~$3,578,551 | ~$3,578,551 | ~1.9000% | ~$67,993 | +25.5% |
| 2029 | ~$3,859,980 | ~$3,859,980 | ~1.8512% | ~$71,456 | +35.4% |
| 2030 | ~$4,163,543 | ~$4,163,543 | ~1.8024% | ~$75,043 | +46.0% |
In 2025, this property's market value of $2,851,500 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +101% 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 | $2,851,500 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,659,067 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,300,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,200,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,270,254 | $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.