900 CONGRESS AVE TX 78701
| Owner | CURATIVE 900 CONGRESS LLC |
|---|---|
| Parcel ID | 0206030514 |
| Short ID | 194393 |
| Type | Real |
| Use Code | 51 Office Large (>35,000 SF) |
| Valuation | Income |
| Improvement SF | 43,554 SF |
| Land SF | 23,074 SF |
| Acres | 0.530 |
| Year Built | 1965 |
| Legal | LT 1 & S 23' OF LT 2 BLK 110 & LT 7-8 & PT LT 9 BLK 099 ORIGINAL CITY PLUS 157.75 SF OF ADJ STREET (TOTAL SQ FT 23073.73) |
| Neighborhood | 51CBD |
| Land | $14,997,925 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $14,997,925 |
| Improvement | $4,974,377 |
|---|---|
| Total Improvement | $4,974,377 |
| Market | $19,972,302 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $19,972,302 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $19,972,302 |
| Taxable Value | $19,972,302 |
|---|
Appreciation: Market value has fallen -37.6% from $32,000,000 (2021) to $19,972,302 (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 (2023→2024), 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 $408,730. 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 75% of market value ($14,997,925 land vs $4,974,377 improvements), about $650/SF of land. With value concentrated in the land under a ~61-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 $19,972,302, 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 $11,079,644 by 2030, with an estimated annual tax burden around $208,712. 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 | 115,333 SF | ✗ |
| 187 | PARKING GARAGE | 103,341 SF | ✓ |
| 2ND | 2nd Floor | 14,896 SF | ✓ |
| 3RD | 3rd Floor | 10,474 SF | ✓ |
| 4TH | 4th Floor | 10,474 SF | ✓ |
| 5TH | 5th Floor | 10,474 SF | ✓ |
| FBSMT | Finished Basement | 10,474 SF | ✓ |
| 1ST | 1st Floor | 7,710 SF | ✓ |
| LOBBY | Lobby | 4,153 SF | ✓ |
| 501 | CANOPY | 1,141 SF | ✗ |
| 335 | PENTHOUSE | 816 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 807 SF | ✗ |
| 581C | STORAGE ATT COMM | 793 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
| 579 | STORAGE DET FV | 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% | $184,783.74 | $184,783.74 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $104,658.26 | $104,658.26 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $75,064.90 | $75,064.90 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $23,571.91 | $23,571.91 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $20,651.36 | $20,651.36 | Paid |
| P2U | — | — | — | — | — | — | $18,011.88 | $18,011.88 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $426,742.05 | $426,742.05 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $17,760,000 | $19,972,302 | -11.1% |
| Assessed Value | $17,760,000 | $19,972,302 | -11.1% |
| Land Value | $9,229,492 | $14,997,925 | -38.5% |
| Improvement Value | $8,530,508 | $4,974,377 | +71.5% |
| Taxable Value | $17,760,000 | $19,972,302 | -11.1% |
| Total Tax 2026 = estimate |
~$363,456
Estimated
|
~$426,742
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $20,258,392 | $17,760,000 | -2,498,392 (-12.3%) |
| Taxable Value | $20,258,392 | $17,760,000 | -2,498,392 (-12.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $17,760,000 | $9,229,492 | $8,530,508 | — | $17,760,000 | $17,760,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $19,972,302 | $14,997,925 | $4,974,377 | — | $19,972,302 | $19,972,302 | ~$426,742 | Partial |
| 2024 | $22,023,626 | — | — | −$7,025,701 | $14,997,925 | $— | $456,377 | Verified |
| 2023 | $32,000,000 | — | — | −$17,002,075 | $14,997,925 | $— | $418,371 | Verified |
| 2022 | $29,661,000 | — | — | −$14,663,075 | $14,997,925 | $— | $667,178 | Verified |
| 2021 | $32,000,000 | — | — | −$17,002,075 | $14,997,925 | $— | $660,430 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.4% | +1.4% | ~100% | Not available | Partial |
| 2025 | -39.9% | -39.9% | ~100% | Not available | Partial |
| 2024 | -8.2% | -8.2% | ~100% | 1.3700% | Verified |
| 2023 | +1.2% | +1.2% | ~100% | 1.1600% | Verified |
| 2022 | +20.5% | +20.5% | ~100% | 1.8700% | Verified |
| 2021 | base year | — | ~100% | 2.0600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -32.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -11.1% | -10.2% | -8.9% | +7.9% | 2023 | -31.2% | 2024 |
| Assessment Ratio | 100.0% | 68.8% | — | 100.0% | 2025 | 46.9% | 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 |
$426,742 | $525,820 | ~$278,210 | $667,178 | 2022 | $418,371 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$17,752,015 | ~$17,752,015 | ~2.0139% | ~$357,514 | -11.1% |
| 2027 | ~$15,778,554 | ~$15,778,554 | ~1.9814% | ~$312,634 | -21.0% |
| 2028 | ~$14,024,479 | ~$14,024,479 | ~1.9488% | ~$273,315 | -29.8% |
| 2029 | ~$12,465,401 | ~$12,465,401 | ~1.9163% | ~$238,873 | -37.6% |
| 2030 | ~$11,079,644 | ~$11,079,644 | ~1.8837% | ~$208,712 | -44.5% |
| 2026 | ~$18,973,687 | ~$18,973,687 | ~2.0465% | ~$388,294 | -5.0% |
| 2027 | ~$18,025,003 | ~$18,025,003 | ~2.0465% | ~$368,879 | -9.7% |
| 2028 | ~$17,123,752 | ~$17,123,752 | ~2.0465% | ~$350,435 | -14.3% |
| 2029 | ~$16,267,565 | ~$16,267,565 | ~2.0465% | ~$332,913 | -18.5% |
| 2030 | ~$15,454,187 | ~$15,454,187 | ~2.0465% | ~$316,268 | -22.6% |
| 2026 | ~$18,151,461 | ~$18,151,461 | ~1.9977% | ~$362,605 | -9.1% |
| 2027 | ~$16,496,623 | ~$16,496,623 | ~1.9488% | ~$321,493 | -17.4% |
| 2028 | ~$14,992,654 | ~$14,992,654 | ~1.9000% | ~$284,863 | -24.9% |
| 2029 | ~$13,625,800 | ~$13,625,800 | ~1.8512% | ~$252,240 | -31.8% |
| 2030 | ~$12,383,559 | ~$12,383,559 | ~1.8024% | ~$223,198 | -38.0% |
In 2025, this property's market value of $19,972,302 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 14× 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 | $19,972,302 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $22,023,626 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $32,000,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $29,661,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $32,000,000 | $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.