816 CONGRESS AVE TX 78701
| Owner | 816 CONGRESS INVESTMENT LLC |
|---|---|
| Parcel ID | 0206030406 |
| Short ID | 194379 |
| Type | Real |
| Use Code | 50 Office Hi-Rise (≥6 Stories) |
| Valuation | Income |
| Improvement SF | 60,614 SF |
| Land SF | 23,443 SF |
| Acres | 0.538 |
| Year Built | 1982 |
| Legal | LOT 3 & S 19FT OF LOT 4 BLOCK 098 ORIGINAL CITY |
| Neighborhood | 50CBD |
| Land | $24,380,720 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $24,380,720 |
| Improvement | $100,103,615 |
|---|---|
| Total Improvement | $100,103,615 |
| Market | $124,484,335 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $124,484,335 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $124,484,335 |
| Taxable Value | $124,484,335 |
|---|
Appreciation: Market value has fallen -25.2% from $166,513,840 (2021) to $124,484,335 (2025), a CAGR of -7.0% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2022→2023), 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 $2,547,553. 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 20% of market value ($24,380,720 land vs $100,103,615 improvements), about $1,040/SF of land. Most value sits in the improvements, so building condition, age (~44 yrs), and rent roll drive the underwriting.
Submarket Position: At $124,484,335, 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 -7.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $86,535,670 by 2030, with an estimated annual tax burden around $1,630,109. 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.
15 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| SO | Sketch Only | 634,328 SF | ✗ |
| 491 | SPRINKLER HEADS | 509,644 SF | ✗ |
| ADDL | Additional Floor | 416,240 SF | ✓ |
| 187 | PARKING GARAGE | 98,188 SF | ✓ |
| 1ST | 1st Floor | 24,567 SF | ✓ |
| 2ND | 2nd Floor | 19,951 SF | ✓ |
| 3RD | 3rd Floor | 16,096 SF | ✓ |
| 4TH | 4th Floor | 16,096 SF | ✓ |
| 5TH | 5th Floor | 15,075 SF | ✓ |
| 335 | PENTHOUSE | 10,478 SF | ✓ |
| 611 | TERRACE | 2,826 SF | ✗ |
| 501 | CANOPY | 2,344 SF | ✗ |
| LOBBY | Lobby | 1,619 SF | ✓ |
| MISC | Miscellaneous | 2 SF | ✓ |
| 277 | ESCALATOR | 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% | $1,151,729.07 | $1,151,729.07 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $652,319.08 | $652,319.08 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $467,868.15 | $467,868.15 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $146,920.15 | $146,920.15 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $128,716.80 | $128,716.80 | Paid |
| P2U | — | — | — | — | — | — | $114,685.51 | $114,685.51 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $2,662,238.76 | $2,662,238.76 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $94,020,408 | $124,484,335 | -24.5% |
| Assessed Value | $94,020,408 | $124,484,335 | -24.5% |
| Land Value | $9,377,200 | $24,380,720 | -61.5% |
| Improvement Value | $84,643,208 | $100,103,615 | -15.4% |
| Taxable Value | $94,020,408 | $124,484,335 | -24.5% |
| Total Tax 2026 = estimate |
~$1,924,114
Estimated
|
~$2,662,239
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $104,900,643 | $94,020,408 | -10,880,235 (-10.4%) |
| Taxable Value | $104,900,643 | $94,020,408 | -10,880,235 (-10.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $94,020,408 | $9,377,200 | $84,643,208 | — | $94,020,408 | $94,020,408 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $124,484,335 | $24,380,720 | $100,103,615 | — | $124,484,335 | $124,484,335 | ~$2,662,239 | Partial |
| 2024 | $138,400,000 | — | — | −$114,019,280 | $24,380,720 | $— | $2,669,151 | Verified |
| 2023 | $142,366,290 | — | — | −$126,366,442 | $15,999,848 | $— | $2,641,611 | Verified |
| 2022 | $173,409,400 | — | — | −$157,409,552 | $15,999,848 | $— | $2,953,491 | Verified |
| 2021 | $166,513,840 | — | — | −$159,413,792 | $7,100,048 | $— | $3,243,826 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -15.7% | -15.7% | ~100% | Not available | Partial |
| 2025 | -7.5% | -7.5% | ~100% | Not available | Partial |
| 2024 | -9.5% | -9.5% | ~100% | 1.9800% | Verified |
| 2023 | +4.4% | +4.4% | ~100% | 1.7800% | Verified |
| 2022 | -17.9% | -17.9% | ~100% | 2.0700% | Verified |
| 2021 | base year | — | ~100% | 1.9500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -28.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -24.5% | -10.2% | -1.0% | +4.1% | 2022 | -24.5% | 2026 |
| Assessment Ratio | 100.0% | 40.4% | — | 100.0% | 2025 | 4.3% | 2021 |
| Effective Tax Rate (2025) | 2.1400% | 2.1400% | — | 2.1400% | 2025 | 2.1400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$2,662,239 | $2,834,063 | ~$1,965,552 | $3,243,826 | 2021 | $2,641,611 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$115,752,611 | ~$115,752,611 | ~2.0139% | ~$2,331,184 | -7.0% |
| 2027 | ~$107,633,357 | ~$107,633,357 | ~1.9814% | ~$2,132,634 | -13.5% |
| 2028 | ~$100,083,614 | ~$100,083,614 | ~1.9488% | ~$1,950,469 | -19.6% |
| 2029 | ~$93,063,433 | ~$93,063,433 | ~1.9163% | ~$1,783,366 | -25.2% |
| 2030 | ~$86,535,670 | ~$86,535,670 | ~1.8837% | ~$1,630,109 | -30.5% |
| 2026 | ~$118,260,118 | ~$118,260,118 | ~2.0465% | ~$2,420,176 | -5.0% |
| 2027 | ~$112,347,112 | ~$112,347,112 | ~2.0465% | ~$2,299,167 | -9.8% |
| 2028 | ~$106,729,757 | ~$106,729,757 | ~2.0465% | ~$2,184,208 | -14.3% |
| 2029 | ~$101,393,269 | ~$101,393,269 | ~2.0465% | ~$2,074,998 | -18.5% |
| 2030 | ~$96,323,605 | ~$96,323,605 | ~2.0465% | ~$1,971,248 | -22.6% |
| 2026 | ~$118,242,298 | ~$118,242,298 | ~1.9977% | ~$2,362,082 | -5.0% |
| 2027 | ~$112,313,256 | ~$112,313,256 | ~1.9488% | ~$2,188,805 | -9.8% |
| 2028 | ~$106,681,514 | ~$106,681,514 | ~1.9000% | ~$2,026,967 | -14.3% |
| 2029 | ~$101,332,167 | ~$101,332,167 | ~1.8512% | ~$1,875,855 | -18.6% |
| 2030 | ~$96,251,052 | ~$96,251,052 | ~1.8024% | ~$1,734,801 | -22.7% |
In 2025, this property's market value of $124,484,335 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 88× 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 | $124,484,335 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $138,400,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $142,366,290 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $173,409,400 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $166,513,840 | $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.