809 CONGRESS AVE TX 78701
| Owner | WUKASCH PROPERTIES LTD L L P |
|---|---|
| Parcel ID | 0206030904 |
| Short ID | 194428 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 3,082 SF |
| Land SF | 3,680 SF |
| Acres | 0.084 |
| Year Built | 1925 |
| Legal | S 23FT OF LOT 3 BLOCK 097 ORIGINAL CITY |
| Neighborhood | 20CBD |
| Land | $2,944,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,944,000 |
| Improvement | $15,000 |
|---|---|
| Total Improvement | $15,000 |
| Market | $2,959,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,959,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$222,854 |
| Net Appraised (assessed) | $2,736,146 |
| Taxable Value | $2,736,146 |
|---|
Appreciation: Market value has risen +79.5% from $1,648,884 (2021) to $2,959,000 (2025), a CAGR of 15.7% over 4 years. This is strong appreciation — well above typical inflation. 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 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 $55,995. Austin ISD is the largest single contributor, at 43.6% of the total 2025 levy.
Assessment Gap: Assessed value ($2,736,146) is $222,854 below market value, suggesting potential for an upward assessment in future years.
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 99% of market value ($2,944,000 land vs $15,000 improvements), about $800/SF of land. With value concentrated in the land under a ~101-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 $2,959,000, 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 +15.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,145,943 by 2030, with an estimated annual tax burden around $83,009. 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 | 3,082 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% | $25,314.82 | $25,314.82 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $14,337.87 | $14,337.87 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $10,283.67 | $10,283.67 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,229.28 | $3,229.28 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,829.17 | $2,829.17 | Paid |
| P2U | — | — | — | — | — | — | $2,068.44 | $2,068.44 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $58,063.25 | $58,063.25 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,535,218 | $2,959,000 | -48.1% |
| Assessed Value | $1,535,218 | $2,736,146 | -43.9% |
| Land Value | $1,472,000 | $2,944,000 | -50.0% |
| Improvement Value | $63,218 | $15,000 | +321.5% |
| Taxable Value | $1,535,218 | $2,736,146 | -43.9% |
| Total Tax 2026 = estimate |
~$31,418
Estimated
|
~$58,063
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,535,218 | $1,535,218 | +0 (+0.0%) |
| Taxable Value | $1,535,218 | $1,535,218 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,535,218 | $1,472,000 | $63,218 | — | $1,535,218 | $1,535,218 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,959,000 | $2,944,000 | $15,000 | −$222,854 | $2,736,146 | $2,736,146 | ~$58,063 | Partial |
| 2024 | $1,900,102 | — | — | — | $2,944,000 ! | $— | $46,834 | Verified |
| 2023 | $1,914,911 | — | — | −$74,911 | $1,840,000 | $— | $35,673 | Verified |
| 2022 | $1,657,000 | — | — | — | $1,840,000 ! | $— | $39,233 | Verified |
| 2021 | $1,648,884 | — | — | −$66,795 | $1,582,089 | $— | $37,225 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -48.1% | -43.9% | ~100% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 92.5% | Not available | Partial |
| 2024 | +55.7% | +20.0% | 77.1% | 1.5800% | Verified |
| 2023 | -0.8% | -0.8% | ~100% | 1.8800% | Verified |
| 2022 | -0.6% | -0.6% | ~100% | 2.0500% | Verified |
| 2021 | base year | — | ~100% | 2.2600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +53.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -48.1% | +4.6% | +37.2% | +55.7% | 2025 | -48.1% | 2026 |
| Assessment Ratio | 100.0% | 108.4% | — | 154.9% | 2024 | 92.5% | 2025 |
| Effective Tax Rate (2025) | 1.9600% | 1.9600% | — | 1.9600% | 2025 | 1.9600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$58,063 | $43,406 | ~$71,392 | $58,063 | 2025 | $35,673 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,424,788 | ~$3,009,761 | ~2.0139% | ~$60,615 | +15.7% |
| 2027 | ~$3,963,897 | ~$3,310,737 | ~1.9814% | ~$65,599 | +34.0% |
| 2028 | ~$4,587,870 | ~$3,641,810 | ~1.9488% | ~$70,973 | +55.0% |
| 2029 | ~$5,310,065 | ~$4,005,991 | ~1.9163% | ~$76,766 | +79.5% |
| 2030 | ~$6,145,943 | ~$4,406,590 | ~1.8837% | ~$83,009 | +107.7% |
| 2026 | ~$3,365,608 | ~$3,009,761 | ~2.0465% | ~$61,594 | +13.7% |
| 2027 | ~$3,828,089 | ~$3,310,737 | ~2.0465% | ~$67,754 | +29.4% |
| 2028 | ~$4,354,122 | ~$3,641,810 | ~2.0465% | ~$74,529 | +47.1% |
| 2029 | ~$4,952,439 | ~$4,005,991 | ~2.0465% | ~$81,982 | +67.4% |
| 2030 | ~$5,632,974 | ~$4,406,590 | ~2.0465% | ~$90,180 | +90.4% |
| 2026 | ~$3,483,968 | ~$3,009,761 | ~1.9977% | ~$60,125 | +17.7% |
| 2027 | ~$4,102,072 | ~$3,310,737 | ~1.9488% | ~$64,521 | +38.6% |
| 2028 | ~$4,829,837 | ~$3,641,810 | ~1.9000% | ~$69,195 | +63.2% |
| 2029 | ~$5,686,718 | ~$4,005,991 | ~1.8512% | ~$74,159 | +92.2% |
| 2030 | ~$6,695,621 | ~$4,406,590 | ~1.8024% | ~$79,423 | +126.3% |
In 2025, this property's market value of $2,959,000 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +109% 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 | $2,959,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,900,102 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,914,911 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,657,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,648,884 | $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.