906 CONGRESS AVE TX 78701
| Owner | CONGRESS AVENUE 906 LLC |
|---|---|
| Parcel ID | 0206030512 |
| Short ID | 194392 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 4,154 SF |
| Land SF | 3,680 SF |
| Acres | 0.084 |
| Year Built | 1900 |
| Legal | N 23FT OF LOT 2 BLOCK 110 ORIGINAL CITY |
| Neighborhood | 32CBD |
| Land | $2,392,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,392,000 |
| Improvement | $78,673 |
|---|---|
| Total Improvement | $78,673 |
| Market | $2,470,673 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,470,673 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,470,673 |
| Taxable Value | $2,470,673 |
|---|
Appreciation: Market value has risen +32.1% from $1,869,709 (2021) to $2,470,673 (2025), a CAGR of 7.2% over 4 years. This represents moderate, steady growth. 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 outpaced 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 $50,562. 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 97% of market value ($2,392,000 land vs $78,673 improvements), about $650/SF of land. With value concentrated in the land under a ~126-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 $2,470,673, 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 +7.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,500,393 by 2030, with an estimated annual tax burden around $65,938. 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 | 2,077 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% | $22,858.67 | $22,858.67 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $12,946.75 | $12,946.75 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9,285.90 | $9,285.90 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,915.96 | $2,915.96 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,554.68 | $2,554.68 | Paid |
| P2U | — | — | — | — | — | — | $1,822.87 | $1,822.87 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $52,384.83 | $52,384.83 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,222,692 | $2,470,673 | -10.0% |
| Assessed Value | $2,222,692 | $2,470,673 | -10.0% |
| Land Value | $1,472,000 | $2,392,000 | -38.5% |
| Improvement Value | $750,692 | $78,673 | +854.2% |
| Taxable Value | $1,407,464 | $2,470,673 | -43.0% |
| Exemptions | HT | None | |
| Total Tax 2026 = estimate |
~$28,804
Estimated
|
~$52,385
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,366,455 | $2,222,692 | -143,763 (-6.1%) |
| Taxable Value | $1,551,227 | $1,407,464 | -143,763 (-9.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,222,692 | $1,472,000 | $750,692 | — | $2,222,692 | $1,407,464 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,470,673 | $2,392,000 | $78,673 | — | $2,470,673 | $2,470,673 | ~$52,385 | Partial |
| 2024 | $1,999,291 | — | — | — | $2,469,976 ! | $— | $41,524 | Verified |
| 2023 | $1,840,000 | — | — | — | $1,840,000 | $— | $30,147 | Verified |
| 2022 | $1,910,840 | — | — | −$70,840 | $1,840,000 | $— | $30,880 | Verified |
| 2021 | $1,869,709 | — | — | −$29,709 | $1,840,000 | $— | $31,316 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -4.2% | -4.2% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +23.5% | +23.5% | ~100% | 1.6800% | Verified |
| 2023 | +8.7% | +8.7% | ~100% | 1.5100% | Verified |
| 2022 | -5.5% | -5.5% | ~100% | 1.6800% | Verified |
| 2021 | base year | — | ~100% | 1.6700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +26.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -10.0% | +4.2% | +9.6% | +23.6% | 2025 | -10.0% | 2026 |
| Assessment Ratio | 100.0% | 103.0% | — | 123.5% | 2024 | 96.3% | 2022 |
| 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 |
$52,385 | $37,250 | ~$59,493 | $52,385 | 2025 | $30,147 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,648,961 | ~$2,648,961 | ~2.0139% | ~$53,348 | +7.2% |
| 2027 | ~$2,840,115 | ~$2,840,115 | ~1.9814% | ~$56,274 | +15.0% |
| 2028 | ~$3,045,062 | ~$3,045,062 | ~1.9488% | ~$59,343 | +23.2% |
| 2029 | ~$3,264,800 | ~$3,264,800 | ~1.9163% | ~$62,563 | +32.1% |
| 2030 | ~$3,500,393 | ~$3,500,393 | ~1.8837% | ~$65,938 | +41.7% |
| 2026 | ~$2,599,548 | ~$2,599,548 | ~2.0465% | ~$53,199 | +5.2% |
| 2027 | ~$2,735,145 | ~$2,735,145 | ~2.0465% | ~$55,974 | +10.7% |
| 2028 | ~$2,877,815 | ~$2,877,815 | ~2.0465% | ~$58,894 | +16.5% |
| 2029 | ~$3,027,926 | ~$3,027,926 | ~2.0465% | ~$61,966 | +22.6% |
| 2030 | ~$3,185,868 | ~$3,185,868 | ~2.0465% | ~$65,198 | +28.9% |
| 2026 | ~$2,698,375 | ~$2,698,375 | ~1.9977% | ~$53,904 | +9.2% |
| 2027 | ~$2,947,062 | ~$2,947,062 | ~1.9488% | ~$57,434 | +19.3% |
| 2028 | ~$3,218,668 | ~$3,218,668 | ~1.9000% | ~$61,155 | +30.3% |
| 2029 | ~$3,515,306 | ~$3,515,306 | ~1.8512% | ~$65,075 | +42.3% |
| 2030 | ~$3,839,283 | ~$3,839,283 | ~1.8024% | ~$69,198 | +55.4% |
In 2025, this property's market value of $2,470,673 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +74% 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 | $2,470,673 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,999,291 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,840,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,910,840 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,869,709 | $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.