325 CONGRESS AVE 78701
| Owner | CPREIF CONGRESS COMMONS LLC |
|---|---|
| Parcel ID | 0205020608 |
| Short ID | 975205 |
| Type | Real |
| Use Code | 26 Large Office Condo |
| Valuation | Income |
| Improvement SF | 44,921 SF |
| Land SF | 19,201 SF |
| Acres | 0.441 |
| Year Built | 1900 |
| Legal | BLOCK 030 ORIGINAL CITY LOT 4-5 & N 28 FT OF LT 3 |
| Neighborhood | CBD |
| Land | $15,361,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $15,361,000 |
| Improvement | $7,710,582 |
|---|---|
| Total Improvement | $7,710,582 |
| Market | $23,071,582 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $23,071,582 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $23,071,582 |
| Exemptions (−) (HT) | −$7,695,542 |
|---|---|
| Taxable Value | $15,376,040 |
Appreciation: Market value has fallen -14.2% from $26,900,000 (2024) to $23,071,582 (2025), a CAGR of -14.2% over 1 year. 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 fell -1.5%, 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 $314,668. Austin ISD is the largest single contributor, at 47.7% 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 67% of market value ($15,361,000 land vs $7,710,582 improvements), about $800/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $23,071,582, 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 -14.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $10,707,864 by 2030, with an estimated annual tax burden around $201,709. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 44,921 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% | $170,422.99 | $170,422.99 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $77,765.43 | $77,765.43 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $55,776.34 | $55,776.34 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $22,748.00 | $22,748.00 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $17,514.91 | $17,514.91 | Paid |
| P2U | — | — | — | — | — | — | $13,264.73 | $13,264.73 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $357,492.40 | $357,492.40 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $23,005,688 | $23,071,582 | -0.3% |
| Assessed Value | $23,005,688 | $23,071,582 | -0.3% |
| Land Value | $7,680,500 | $15,361,000 | -50.0% |
| Improvement Value | $15,325,188 | $7,710,582 | +98.8% |
| Taxable Value | $11,586,219 | $15,376,040 | -24.6% |
| Exemptions | HT | HT | |
| Total Tax 2026 = estimate |
~$237,110
Estimated
|
~$357,492
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $23,005,688 | $23,005,688 | +0 (+0.0%) |
| Taxable Value | $11,586,219 | $11,586,219 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $23,005,688 | $7,680,500 | $15,325,188 | — | $23,005,688 | $11,586,219 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $23,071,582 | $15,361,000 | $7,710,582 | — | $23,071,582 | $15,376,040 | ~$357,492 | Partial |
| 2024 | $26,900,000 | — | — | −$11,539,000 | $15,361,000 | $— | $368,414 | Verified |
| 2023 | $— | — | — | — | $9,600,625 | $— | $346,793 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -0.3% | -0.3% | ~100% | Not available | Partial |
| 2025 | -4.8% | -4.8% | ~100% | Not available | Partial |
| 2024 | -16.6% | -16.6% | ~100% | 1.5200% | Verified |
| 2023 | base year | — | ~100% | 1.1900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -20.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -0.3% | -7.2% | -14.2% | -0.3% | 2026 | -14.2% | 2025 |
| Assessment Ratio | 100.0% | 85.7% | — | 100.0% | 2025 | 57.1% | 2024 |
| Effective Tax Rate (2025) | 1.5500% | 1.5500% | — | 1.5500% | 2025 | 1.5500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$357,492 | $362,953 | ~$291,885 | $368,414 | 2024 | $357,492 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$19,788,026 | ~$19,788,026 | ~2.0139% | ~$398,518 | -14.2% |
| 2027 | ~$16,971,787 | ~$16,971,787 | ~1.9814% | ~$336,277 | -26.4% |
| 2028 | ~$14,556,356 | ~$14,556,356 | ~1.9488% | ~$283,680 | -36.9% |
| 2029 | ~$12,484,690 | ~$12,484,690 | ~1.9163% | ~$239,243 | -45.9% |
| 2030 | ~$10,707,864 | ~$10,707,864 | ~1.8837% | ~$201,709 | -53.6% |
| 2026 | ~$21,918,003 | ~$21,918,003 | ~2.0465% | ~$448,549 | -5.0% |
| 2027 | ~$20,822,103 | ~$20,822,103 | ~2.0465% | ~$426,121 | -9.7% |
| 2028 | ~$19,780,998 | ~$19,780,998 | ~2.0465% | ~$404,815 | -14.3% |
| 2029 | ~$18,791,948 | ~$18,791,948 | ~2.0465% | ~$384,574 | -18.5% |
| 2030 | ~$17,852,350 | ~$17,852,350 | ~2.0465% | ~$365,346 | -22.6% |
| 2026 | ~$20,249,458 | ~$20,249,458 | ~1.9977% | ~$404,516 | -12.2% |
| 2027 | ~$17,772,536 | ~$17,772,536 | ~1.9488% | ~$346,358 | -23.0% |
| 2028 | ~$15,598,593 | ~$15,598,593 | ~1.9000% | ~$296,376 | -32.4% |
| 2029 | ~$13,690,567 | ~$13,690,567 | ~1.8512% | ~$253,439 | -40.7% |
| 2030 | ~$12,015,932 | ~$12,015,932 | ~1.8024% | ~$216,572 | -47.9% |
In 2025, this property's market value of $23,071,582 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 16× 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 | $23,071,582 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $26,900,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | — | $667,828 | $1,414,358 | $3,374,900 | — | +9.7% |
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.