908 CONGRESS AVE TX 78701
| Owner | CONGRESS AVENUE 908 LLC |
|---|---|
| Parcel ID | 0206030511 |
| Short ID | 194391 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 4,170 SF |
| Land SF | 3,680 SF |
| Acres | 0.084 |
| Year Built | 1876 |
| Legal | S 23FT OF LOT 3 BLOCK 110 ORIGINAL CITY |
| Neighborhood | 30CBD |
| Land | $2,944,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,944,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $2,550,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,550,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,550,000 |
| Taxable Value | $2,550,000 |
|---|
Appreciation: Market value has risen +17.4% from $2,172,550 (2021) to $2,550,000 (2025), a CAGR of 4.1% over 4 years. This represents moderate, steady growth. 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 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 $52,185. Austin ISD is the largest single contributor, at 43.6% 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 115% 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 $2,550,000, 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 +4.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,115,324 by 2030, with an estimated annual tax burden around $58,685. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,093 SF | ✓ |
| 2ND | 2nd Floor | 2,077 SF | ✓ |
| 611 | TERRACE | 16 SF | ✗ |
| 501 | CANOPY | 16 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% | $23,592.60 | $23,592.60 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $13,362.43 | $13,362.43 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9,584.05 | $9,584.05 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,009.59 | $3,009.59 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,636.70 | $2,636.70 | Paid |
| P2U | — | — | — | — | — | — | $1,896.25 | $1,896.25 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $54,081.62 | $54,081.62 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,556,145 | $2,550,000 | -39.0% |
| Assessed Value | $1,556,145 | $2,550,000 | -39.0% |
| Land Value | $1,472,000 | $2,944,000 | -50.0% |
| Improvement Value | $84,145 | — | — |
| Taxable Value | $1,146,072 | $2,550,000 | -55.1% |
| Exemptions | HT | None | |
| Total Tax 2026 = estimate |
~$23,454
Estimated
|
~$54,082
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,556,145 | $1,556,145 | +0 (+0.0%) |
| Taxable Value | $1,146,072 | $1,146,072 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,556,145 | $1,472,000 | $84,145 | — | $1,556,145 | $1,146,072 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,550,000 | $2,944,000 | — | — | $2,550,000 | $2,550,000 | ~$54,082 | Partial |
| 2024 | $2,026,022 | — | — | — | $2,550,000 ! | $— | $42,884 | Verified |
| 2023 | $1,954,993 | — | — | −$114,993 | $1,840,000 | $— | $30,472 | Verified |
| 2022 | $1,947,183 | — | — | −$107,183 | $1,840,000 | $— | $32,416 | Verified |
| 2021 | $2,172,550 | — | — | −$332,550 | $1,840,000 | $— | $35,403 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -39.0% | -39.0% | ~100% | Not available | Partial |
| 2025 | -17.8% | -17.8% | ~100% | Not available | Partial |
| 2024 | +53.0% | +53.0% | ~100% | 1.3800% | Verified |
| 2023 | +3.6% | +3.6% | ~100% | 1.5000% | Verified |
| 2022 | +0.4% | +0.4% | ~100% | 1.6600% | Verified |
| 2021 | base year | — | ~100% | 1.6300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +31.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -39.0% | -3.9% | +17.4% | +25.9% | 2025 | -39.0% | 2026 |
| Assessment Ratio | 100.0% | 99.9% | — | 125.9% | 2024 | 84.7% | 2021 |
| Effective Tax Rate (2025) | 2.1200% | 2.1200% | — | 2.1200% | 2025 | 2.1200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$54,082 | $39,051 | ~$56,054 | $54,082 | 2025 | $30,472 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,654,195 | ~$2,654,195 | ~2.0139% | ~$53,454 | +4.1% |
| 2027 | ~$2,762,647 | ~$2,762,647 | ~1.9814% | ~$54,739 | +8.3% |
| 2028 | ~$2,875,531 | ~$2,875,531 | ~1.9488% | ~$56,039 | +12.8% |
| 2029 | ~$2,993,027 | ~$2,993,027 | ~1.9163% | ~$57,355 | +17.4% |
| 2030 | ~$3,115,324 | ~$3,115,324 | ~1.8837% | ~$58,685 | +22.2% |
| 2026 | ~$2,603,195 | ~$2,603,195 | ~2.0465% | ~$53,274 | +2.1% |
| 2027 | ~$2,657,499 | ~$2,657,499 | ~2.0465% | ~$54,385 | +4.2% |
| 2028 | ~$2,712,936 | ~$2,712,936 | ~2.0465% | ~$55,520 | +6.4% |
| 2029 | ~$2,769,530 | ~$2,769,530 | ~2.0465% | ~$56,678 | +8.6% |
| 2030 | ~$2,827,304 | ~$2,827,304 | ~2.0465% | ~$57,860 | +10.9% |
| 2026 | ~$2,705,195 | ~$2,705,195 | ~1.9977% | ~$54,041 | +6.1% |
| 2027 | ~$2,869,835 | ~$2,869,835 | ~1.9488% | ~$55,928 | +12.5% |
| 2028 | ~$3,044,495 | ~$3,044,495 | ~1.9000% | ~$57,846 | +19.4% |
| 2029 | ~$3,229,785 | ~$3,229,785 | ~1.8512% | ~$59,790 | +26.7% |
| 2030 | ~$3,426,352 | ~$3,426,352 | ~1.8024% | ~$61,756 | +34.4% |
In 2025, this property's market value of $2,550,000 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +80% 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 | $2,550,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,026,022 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,954,993 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,947,183 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,172,550 | $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.