916 CONGRESS AVE TX 78701
| Owner | 916 CONGRESS AVE OWNER LLC |
|---|---|
| Parcel ID | 0206030507 |
| Short ID | 194387 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 1,863 SF |
| Land SF | 3,680 SF |
| Acres | 0.084 |
| Year Built | 1876 |
| Legal | S 23FT OF LOT 5 BLOCK 110 ORIGINAL CITY |
| Neighborhood | 53CBD |
| Land | $2,944,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,944,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,610,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,610,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,610,000 |
| Taxable Value | $1,610,000 |
|---|
Appreciation: Market value has fallen -15.9% from $1,914,820 (2021) to $1,610,000 (2025), a CAGR of -4.2% 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 $32,948. Austin ISD is the largest single contributor, at 43.8% 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 183% of market value ($2,944,000 land vs $0 improvements), about $800/SF of land. With value concentrated in the land under a ~150-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 $1,610,000, 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 -4.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,296,278 by 2030, with an estimated annual tax burden around $24,419. 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 | 1,863 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% | $14,895.72 | $14,895.72 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $8,436.67 | $8,436.67 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,051.10 | $6,051.10 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,900.17 | $1,900.17 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,664.74 | $1,664.74 | Paid |
| P2U | — | — | — | — | — | — | $1,026.75 | $1,026.75 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $33,975.15 | $33,975.15 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,472,000 | $1,610,000 | -8.6% |
| Assessed Value | $1,472,000 | $1,610,000 | -8.6% |
| Land Value | $1,472,000 | $2,944,000 | -50.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,472,000 | $1,610,000 | -8.6% |
| Total Tax 2026 = estimate |
~$30,124
Estimated
|
~$33,975
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,472,000 | $1,472,000 | +0 (+0.0%) |
| Taxable Value | $1,472,000 | $1,472,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,472,000 | $1,472,000 | — | — | $1,472,000 | $1,472,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,610,000 | $2,944,000 | — | — | $1,610,000 | $1,610,000 | ~$33,975 | Partial |
| 2024 | $1,845,000 | — | — | — | $2,772,060 ! | $— | $45,463 | Verified |
| 2023 | $1,882,751 | — | — | −$42,751 | $1,840,000 | $— | $34,625 | Verified |
| 2022 | $1,916,952 | — | — | −$76,952 | $1,840,000 | $— | $38,566 | Verified |
| 2021 | $1,914,820 | — | — | −$74,820 | $1,840,000 | $— | $43,143 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -8.6% | -8.6% | ~100% | Not available | Partial |
| 2025 | -41.9% | -27.3% | ~100% | Not available | Partial |
| 2024 | +50.2% | +20.0% | 79.9% | 1.6400% | Verified |
| 2023 | -4.0% | -4.0% | ~100% | 1.8800% | Verified |
| 2022 | +0.2% | +0.2% | ~100% | 2.0100% | Verified |
| 2021 | base year | — | ~100% | 2.2500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -16.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -8.6% | -5.0% | -2.4% | +0.1% | 2022 | -12.7% | 2025 |
| Assessment Ratio | 100.0% | 106.7% | — | 150.2% | 2024 | 96.0% | 2022 |
| Effective Tax Rate (2025) | 2.1100% | 2.1100% | — | 2.1100% | 2025 | 2.1100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$33,975 | $39,154 | ~$27,642 | $45,463 | 2024 | $33,975 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,541,702 | ~$1,541,702 | ~2.0139% | ~$31,049 | -4.2% |
| 2027 | ~$1,476,301 | ~$1,476,301 | ~1.9814% | ~$29,251 | -8.3% |
| 2028 | ~$1,413,674 | ~$1,413,674 | ~1.9488% | ~$27,550 | -12.2% |
| 2029 | ~$1,353,704 | ~$1,353,704 | ~1.9163% | ~$25,941 | -15.9% |
| 2030 | ~$1,296,278 | ~$1,296,278 | ~1.8837% | ~$24,419 | -19.5% |
| 2026 | ~$1,529,500 | ~$1,529,500 | ~2.0465% | ~$31,301 | -5.0% |
| 2027 | ~$1,453,025 | ~$1,453,025 | ~2.0465% | ~$29,736 | -9.8% |
| 2028 | ~$1,380,374 | ~$1,380,374 | ~2.0465% | ~$28,249 | -14.3% |
| 2029 | ~$1,311,355 | ~$1,311,355 | ~2.0465% | ~$26,837 | -18.5% |
| 2030 | ~$1,245,787 | ~$1,245,787 | ~2.0465% | ~$25,495 | -22.6% |
| 2026 | ~$1,573,902 | ~$1,573,902 | ~1.9977% | ~$31,441 | -2.2% |
| 2027 | ~$1,538,613 | ~$1,538,613 | ~1.9488% | ~$29,985 | -4.4% |
| 2028 | ~$1,504,115 | ~$1,504,115 | ~1.9000% | ~$28,578 | -6.6% |
| 2029 | ~$1,470,391 | ~$1,470,391 | ~1.8512% | ~$27,220 | -8.7% |
| 2030 | ~$1,437,423 | ~$1,437,423 | ~1.8024% | ~$25,908 | -10.7% |
In 2025, this property's market value of $1,610,000 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +14% 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 | $1,610,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,845,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,882,751 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,916,952 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,914,820 | $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.