227 CONGRESS AVE AUSTIN, TX 78701
| Owner | PEREZ CYNTHIA M & LIDIA C |
|---|---|
| Parcel ID | 0205020506 |
| Short ID | 192816 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 4,570 SF |
| Land SF | 3,680 SF |
| Acres | 0.084 |
| Year Built | 1900 |
| Legal | N 23FT OF LOT 6 BLOCK 018 ORIGINAL CITY |
| Neighborhood | 53CBD |
| Land | $2,944,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,944,000 |
| Improvement | $577,028 |
|---|---|
| Total Improvement | $577,028 |
| Market | $3,521,028 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,521,028 |
| Value Limitation Adjustment (−) (homestead cap) | −$886,306 |
| Net Appraised (assessed) | $2,634,722 |
| Exemptions on file | HS,HT,OV65 |
|---|---|
| Taxable Value | $2,634,722 |
Appreciation: Market value has risen +38.2% from $2,547,030 (2021) to $3,521,028 (2025), a CAGR of 8.4% over 4 years. This is strong appreciation — well above typical inflation. 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 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 $53,919. Austin ISD is the largest single contributor, at 53.4% of the total 2025 levy.
Assessment Gap: Assessed value ($2,634,722) is $886,306 below market value, suggesting potential for an upward assessment in future years.
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 84% of market value ($2,944,000 land vs $577,028 improvements), about $800/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 $3,521,028, 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 +8.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,277,932 by 2030, with an estimated annual tax burden around $79,932. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 2,285 SF | ✓ |
| 2ND | 2nd Floor | 2,285 SF | ✓ |
| 328 | MEZZ COMM (STG) | 1,521 SF | ✓ |
| SO | Sketch Only | 184 SF | ✗ |
| 413 | STAIRWAY EXT | 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% | $8,679.61 | $8,679.61 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,793.58 | $2,793.58 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,187.00 | $2,187.00 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,970.65 | $1,970.65 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $637.22 | $637.22 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $16,268.06 | $16,268.06 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,605,000 | $3,521,028 | -54.4% |
| Assessed Value | $1,605,000 | $2,634,722 | -39.1% |
| Land Value | $1,472,000 | $2,944,000 | -50.0% |
| Improvement Value | $133,000 | $577,028 | -77.0% |
| Taxable Value | — | — | — |
| Exemptions | HS,HT,OV65 | HS,HT,OV65 | |
| Total Tax | Pending certification |
~$16,268
Partial
|
|
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,414,716 | $1,605,000 | -809,716 (-33.5%) |
| Taxable Value | $109,837 | — | — |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,605,000 | $1,472,000 | $133,000 | — | $1,605,000 | $— | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,521,028 | $2,944,000 | $577,028 | −$886,306 | $2,634,722 | $— | ~$16,268 | Partial |
| 2024 | $2,891,494 | — | — | −$496,292 | $2,395,202 | $— | $17,214 | Verified |
| 2023 | $2,632,671 | — | — | −$792,671 | $1,840,000 | $— | $13,270 | Verified |
| 2022 | $2,577,775 | — | — | −$737,775 | $1,840,000 | $— | $17,842 | Verified |
| 2021 | $2,547,030 | — | — | −$707,030 | $1,840,000 | $— | $22,196 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -31.4% | -8.4% | ~100% | Not available | Partial |
| 2025 | +47.0% | +10.0% | 74.8% | Not available | Partial |
| 2024 | -17.2% | -0.5% | ~100% | 0.7200% | Verified |
| 2023 | +9.8% | +10.0% | 83.3% | 0.4600% | Verified |
| 2022 | +2.1% | +10.0% | 83.2% | 0.6800% | Verified |
| 2021 | base year | — | 77.2% | 0.8700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +36.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -54.4% | -3.9% | +34.3% | +21.8% | 2025 | -54.4% | 2026 |
| Assessment Ratio | 100.0% | 78.5% | — | 100.0% | 2026 | 69.9% | 2023 |
| Effective Tax Rate (2025) | 0.4600% | 0.4600% | — | 0.4600% | 2025 | 0.4600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$16,268 | $17,358 | ~$68,746 | $22,196 | 2021 | $13,270 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,817,933 | ~$2,898,194 | ~2.0139% | ~$58,368 | +8.4% |
| 2027 | ~$4,139,875 | ~$3,188,014 | ~1.9814% | ~$63,167 | +17.6% |
| 2028 | ~$4,488,963 | ~$3,506,815 | ~1.9488% | ~$68,342 | +27.5% |
| 2029 | ~$4,867,488 | ~$3,857,496 | ~1.9163% | ~$73,921 | +38.2% |
| 2030 | ~$5,277,932 | ~$4,243,246 | ~1.8837% | ~$79,932 | +49.9% |
| 2026 | ~$3,747,513 | ~$2,898,194 | ~2.0465% | ~$59,311 | +6.4% |
| 2027 | ~$3,988,566 | ~$3,188,014 | ~2.0465% | ~$65,242 | +13.3% |
| 2028 | ~$4,245,124 | ~$3,506,815 | ~2.0465% | ~$71,766 | +20.6% |
| 2029 | ~$4,518,185 | ~$3,857,496 | ~2.0465% | ~$78,943 | +28.3% |
| 2030 | ~$4,808,810 | ~$4,243,246 | ~2.0465% | ~$86,837 | +36.6% |
| 2026 | ~$3,888,354 | ~$2,898,194 | ~1.9977% | ~$57,896 | +10.4% |
| 2027 | ~$4,294,000 | ~$3,188,014 | ~1.9488% | ~$62,129 | +22.0% |
| 2028 | ~$4,741,965 | ~$3,506,815 | ~1.9000% | ~$66,630 | +34.7% |
| 2029 | ~$5,236,664 | ~$3,857,496 | ~1.8512% | ~$71,410 | +48.7% |
| 2030 | ~$5,782,970 | ~$4,243,246 | ~1.8024% | ~$76,479 | +64.2% |
In 2025, this property's market value of $3,521,028 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +148% 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 | $3,521,028 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $2,891,494 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,632,671 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,577,775 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,547,030 | $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.