905 CONGRESS AVE AUSTIN, TX 78701
| Owner | 905 LTD |
|---|---|
| Parcel ID | 0206031002 |
| Short ID | 194441 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 7,264 SF |
| Land SF | 3,680 SF |
| Acres | 0.084 |
| Year Built | 1900 |
| Legal | S 23FT OF LOT 2 BLOCK 111 ORIGINAL CITY |
| Neighborhood | 53CBD |
| Land | $2,944,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,944,000 |
| Improvement | $815,056 |
|---|---|
| Total Improvement | $815,056 |
| Market | $3,759,056 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,759,056 |
| Value Limitation Adjustment (−) (homestead cap) | −$39,056 |
| Net Appraised (assessed) | $3,720,000 |
| Taxable Value | $3,720,000 |
|---|
Appreciation: Market value has risen +48.9% from $2,525,000 (2021) to $3,759,056 (2025), a CAGR of 10.5% over 4 years. This is strong appreciation — well above typical inflation. 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 $76,129. Austin ISD is the largest single contributor, at 43.5% of the total 2025 levy.
Assessment Gap: Assessed value ($3,720,000) is $39,056 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 78% of market value ($2,944,000 land vs $815,056 improvements), about $800/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 $3,759,056, 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 +10.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,181,595 by 2030, with an estimated annual tax burden around $112,857. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 3,680 SF | ✓ |
| 2ND | 2nd Floor | 3,584 SF | ✓ |
| 276 | ELEVATOR COM PAS | 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% | $34,417.44 | $34,417.44 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $19,493.43 | $19,493.43 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $13,981.43 | $13,981.43 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,390.46 | $4,390.46 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,846.48 | $3,846.48 | Paid |
| P2U | — | — | — | — | — | — | $2,978.50 | $2,978.50 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $79,107.74 | $79,107.74 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,628,225 | $3,759,056 | -3.5% |
| Assessed Value | $3,628,225 | $3,720,000 | -2.5% |
| Land Value | $1,472,000 | $2,944,000 | -50.0% |
| Improvement Value | $2,156,225 | $815,056 | +164.5% |
| Taxable Value | $3,628,225 | $3,720,000 | -2.5% |
| Total Tax 2026 = estimate |
~$74,251
Estimated
|
~$79,108
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,827,678 | $3,628,225 | -199,453 (-5.2%) |
| Taxable Value | $3,827,678 | $3,628,225 | -199,453 (-5.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,628,225 | $1,472,000 | $2,156,225 | — | $3,628,225 | $3,628,225 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,759,056 | $2,944,000 | $815,056 | −$39,056 | $3,720,000 | $3,720,000 | ~$79,108 | Partial |
| 2024 | $2,850,000 | — | — | — | $2,944,000 ! | $— | $64,165 | Verified |
| 2023 | $2,750,000 | — | — | −$910,000 | $1,840,000 | $— | $40,879 | Verified |
| 2022 | $2,525,000 | — | — | −$685,000 | $1,840,000 | $— | $43,205 | Verified |
| 2021 | $2,525,000 | — | — | −$685,000 | $1,840,000 | $— | $43,817 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.8% | +2.9% | ~100% | Not available | Partial |
| 2025 | -1.5% | +8.8% | 99.0% | Not available | Partial |
| 2024 | +17.4% | +5.2% | 89.6% | 1.6800% | Verified |
| 2023 | +11.3% | +11.3% | ~100% | 1.2600% | Verified |
| 2022 | +15.7% | +15.7% | ~100% | 1.4800% | Verified |
| 2021 | base year | — | ~100% | 1.7400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +48.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -3.5% | +8.2% | +11.3% | +31.9% | 2025 | -3.5% | 2026 |
| Assessment Ratio | 100.0% | 85.8% | — | 103.3% | 2024 | 66.9% | 2023 |
| Effective Tax Rate (2025) | 2.1000% | 2.1000% | — | 2.1000% | 2025 | 2.1000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$79,108 | $54,235 | ~$97,063 | $79,108 | 2025 | $40,879 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,152,247 | ~$4,092,000 | ~2.0139% | ~$82,410 | +10.5% |
| 2027 | ~$4,586,564 | ~$4,501,200 | ~1.9814% | ~$89,186 | +22.0% |
| 2028 | ~$5,066,311 | ~$4,951,320 | ~1.9488% | ~$96,493 | +34.8% |
| 2029 | ~$5,596,238 | ~$5,446,452 | ~1.9163% | ~$104,370 | +48.9% |
| 2030 | ~$6,181,595 | ~$5,991,097 | ~1.8837% | ~$112,857 | +64.4% |
| 2026 | ~$4,077,066 | ~$4,077,066 | ~2.0465% | ~$83,437 | +8.5% |
| 2027 | ~$4,421,978 | ~$4,421,978 | ~2.0465% | ~$90,495 | +17.6% |
| 2028 | ~$4,796,070 | ~$4,796,070 | ~2.0465% | ~$98,151 | +27.6% |
| 2029 | ~$5,201,809 | ~$5,201,809 | ~2.0465% | ~$106,454 | +38.4% |
| 2030 | ~$5,641,873 | ~$5,641,873 | ~2.0465% | ~$115,460 | +50.1% |
| 2026 | ~$4,227,428 | ~$4,092,000 | ~1.9977% | ~$81,744 | +12.5% |
| 2027 | ~$4,754,158 | ~$4,501,200 | ~1.9488% | ~$87,721 | +26.5% |
| 2028 | ~$5,346,518 | ~$4,951,320 | ~1.9000% | ~$94,076 | +42.2% |
| 2029 | ~$6,012,685 | ~$5,446,452 | ~1.8512% | ~$100,824 | +60.0% |
| 2030 | ~$6,761,855 | ~$5,991,097 | ~1.8024% | ~$107,982 | +79.9% |
In 2025, this property's market value of $3,759,056 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +165% 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 | $3,759,056 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $2,850,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,750,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,525,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,525,000 | $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.