401 CONGRESS AVE TX 78701
| Owner | CSHV-401 CONGRESS LLC |
|---|---|
| Parcel ID | 0205020713 |
| Short ID | 192833 |
| Type | Real |
| Use Code | 50 Office Hi-Rise (≥6 Stories) |
| Valuation | Income |
| Improvement SF | 546,000 SF |
| Land SF | 55,170 SF |
| Acres | 1.267 |
| Year Built | 2002 |
| Legal | LOT 1&11 BLK 42 CONGRESS AT FOURTH 10X46 OF VAC ALLEY BLOCK 042 ORIGINAL CITY |
| Neighborhood | 50CBD |
| Land | $57,376,800 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $57,376,800 |
| Improvement | $199,354,382 |
|---|---|
| Total Improvement | $199,354,382 |
| Market | $256,731,182 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $256,731,182 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $256,731,182 |
| Taxable Value | $256,731,182 |
|---|
Appreciation: Market value has fallen -37.5% from $410,868,000 (2021) to $256,731,182 (2025), a CAGR of -11.1% 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 $5,253,965. Austin ISD is the largest single contributor, at 43.3% 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 22% of market value ($57,376,800 land vs $199,354,382 improvements), about $1,040/SF of land. Most value sits in the improvements, so building condition, age (~24 yrs), and rent roll drive the underwriting.
Submarket Position: At $256,731,182, 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 -11.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $142,626,097 by 2030, with an estimated annual tax burden around $2,686,708. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 546,000 SF | ✓ |
| 491 | SPRINKLER HEADS | 546,000 SF | ✗ |
| 187 | PARKING GARAGE | 495,000 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% | $2,285,244.00 | $2,285,244.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,294,321.99 | $1,294,321.99 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $928,337.15 | $928,337.15 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $291,516.81 | $291,516.81 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $255,398.00 | $255,398.00 | Paid |
| P2U | — | — | — | — | — | — | $228,012.50 | $228,012.50 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $5,282,830.45 | $5,282,830.45 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $247,000,000 | $256,731,182 | -3.8% |
| Assessed Value | $247,000,000 | $256,731,182 | -3.8% |
| Land Value | $77,238,000 | $57,376,800 | +34.6% |
| Improvement Value | $169,762,000 | $199,354,382 | -14.8% |
| Taxable Value | $247,000,000 | $256,731,182 | -3.8% |
| Total Tax 2026 = estimate |
~$5,054,818
Estimated
|
~$5,282,830
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $251,049,672 | $247,000,000 | -4,049,672 (-1.6%) |
| Taxable Value | $251,049,672 | $247,000,000 | -4,049,672 (-1.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $247,000,000 | $77,238,000 | $169,762,000 | — | $247,000,000 | $247,000,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $256,731,182 | $57,376,800 | $199,354,382 | — | $256,731,182 | $256,731,182 | ~$5,282,830 | Partial |
| 2024 | $371,644,565 | — | — | −$314,267,765 | $57,376,800 | $— | $6,653,130 | Verified |
| 2023 | $389,644,565 | — | — | −$351,991,040 | $37,653,525 | $— | $7,091,223 | Verified |
| 2022 | $— | — | — | — | $47,068,286 | $— | $8,105,116 | Verified |
| 2021 | $410,868,000 | — | — | −$363,801,094 | $47,066,906 | $— | $8,804,692 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -2.2% | -2.2% | ~100% | Not available | Partial |
| 2025 | -23.5% | -23.5% | ~100% | Not available | Partial |
| 2024 | -15.2% | -15.2% | ~100% | 1.9800% | Verified |
| 2023 | -3.6% | -3.6% | ~100% | 1.7900% | Verified |
| 2022 | +0.2% | +0.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -37.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -3.8% | -11.1% | -10.4% | -3.8% | 2026 | -30.9% | 2025 |
| Assessment Ratio | 100.0% | 47.3% | — | 100.0% | 2025 | 9.7% | 2023 |
| Effective Tax Rate (2025) | 2.0600% | 2.0600% | — | 2.0600% | 2025 | 2.0600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,282,830 | $6,957,969 | ~$3,579,012 | $8,804,692 | 2021 | $5,282,830 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$228,256,259 | ~$228,256,259 | ~2.0139% | ~$4,596,936 | -11.1% |
| 2027 | ~$202,939,587 | ~$202,939,587 | ~1.9814% | ~$4,021,021 | -21.0% |
| 2028 | ~$180,430,872 | ~$180,430,872 | ~1.9488% | ~$3,516,308 | -29.7% |
| 2029 | ~$160,418,674 | ~$160,418,674 | ~1.9163% | ~$3,074,089 | -37.5% |
| 2030 | ~$142,626,097 | ~$142,626,097 | ~1.8837% | ~$2,686,708 | -44.4% |
| 2026 | ~$243,894,623 | ~$243,894,623 | ~2.0465% | ~$4,991,267 | -5.0% |
| 2027 | ~$231,699,892 | ~$231,699,892 | ~2.0465% | ~$4,741,704 | -9.7% |
| 2028 | ~$220,114,897 | ~$220,114,897 | ~2.0465% | ~$4,504,618 | -14.3% |
| 2029 | ~$209,109,152 | ~$209,109,152 | ~2.0465% | ~$4,279,387 | -18.5% |
| 2030 | ~$198,653,695 | ~$198,653,695 | ~2.0465% | ~$4,065,418 | -22.6% |
| 2026 | ~$233,390,883 | ~$233,390,883 | ~1.9977% | ~$4,662,362 | -9.1% |
| 2027 | ~$212,172,529 | ~$212,172,529 | ~1.9488% | ~$4,134,902 | -17.4% |
| 2028 | ~$192,883,208 | ~$192,883,208 | ~1.9000% | ~$3,664,813 | -24.9% |
| 2029 | ~$175,347,544 | ~$175,347,544 | ~1.8512% | ~$3,246,023 | -31.7% |
| 2030 | ~$159,406,107 | ~$159,406,107 | ~1.8024% | ~$2,873,090 | -37.9% |
In 2025, this property's market value of $256,731,182 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 181× 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 | $256,731,182 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $371,644,565 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $389,644,565 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |
| 2021 | $410,868,000 | $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.