1401 S CONGRESS AVE TX 78704
| Owner | 1401 S CONGRESS LLC |
|---|---|
| Parcel ID | 0300010203 |
| Short ID | 282687 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 1,099 SF |
| Land SF | 6,906 SF |
| Acres | 0.159 |
| Year Built | 1920 |
| Legal | LOT 1 BLK 15 SWISHER ADDN |
| Neighborhood | 59SCN |
| Land | $1,450,302 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,450,302 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,378,771 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,378,771 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,378,771 |
| Taxable Value | $1,378,771 |
|---|
Appreciation: Market value has risen +45.4% from $948,321 (2021) to $1,378,771 (2025), a CAGR of 9.8% over 4 years. This is strong appreciation — well above typical inflation. 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 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 $28,216. Austin ISD is the largest single contributor, at 41.2% 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 105% of market value ($1,450,302 land vs $0 improvements), about $210/SF of land. With value concentrated in the land under a ~106-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 $1,378,771, this parcel sits in the lower-middle (25th–50th 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 +9.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,201,218 by 2030, with an estimated annual tax burden around $41,465. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,099 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,099 SF | ✗ |
| 630C | PORCH CLOS FIN COMM | 330 SF | ✓ |
| 031C | GARAGE DET 1ST COMM | 216 SF | ✓ |
| 571C | STORAGE DET COMM | 192 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 147 SF | ✗ |
| 511 | DECK | 48 SF | ✗ |
| 251 | BATHROOM | 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% | $12,756.39 | $12,756.39 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $7,224.99 | $7,224.99 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,182.04 | $5,182.04 | Paid |
| P6N | — | — | — | — | — | — | $2,757.54 | $2,757.54 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,627.27 | $1,627.27 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,425.65 | $1,425.65 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $30,973.88 | $30,973.88 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,378,771 | $1,378,771 | +0.0% |
| Assessed Value | $1,378,771 | $1,378,771 | +0.0% |
| Land Value | $1,450,302 | $1,450,302 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,378,771 | $1,378,771 | +0.0% |
| Total Tax 2026 = estimate |
~$28,216
Estimated
|
~$30,974
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,927,886 | $1,378,771 | -549,115 (-28.5%) |
| Taxable Value | $1,654,525 | $1,378,771 | -275,754 (-16.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,378,771 | $1,450,302 | — | — | $1,378,771 | $1,378,771 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,378,771 | $1,450,302 | — | — | $1,378,771 | $1,378,771 | ~$30,974 | Partial |
| 2024 | $1,550,000 | — | — | −$99,698 | $1,450,302 | $— | $32,400 | Verified |
| 2023 | $917,330 | — | — | — | $1,450,302 ! | $— | $31,143 | Verified |
| 2022 | $907,005 | — | — | −$112,792 | $794,213 | $— | $19,951 | Verified |
| 2021 | $948,321 | — | — | −$154,108 | $794,213 | $— | $21,652 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +39.8% | +20.0% | 85.8% | Not available | Partial |
| 2025 | -7.2% | -7.2% | ~100% | Not available | Partial |
| 2024 | -4.2% | -4.2% | ~100% | 2.1800% | Verified |
| 2023 | +58.8% | +58.8% | ~100% | 2.0100% | Verified |
| 2022 | +7.6% | +7.6% | ~100% | 2.0400% | Verified |
| 2021 | base year | — | ~100% | 2.2800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +52.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +10.9% | +9.8% | +69.0% | 2024 | -11.0% | 2025 |
| Assessment Ratio | 100.0% | 103.8% | — | 158.1% | 2023 | 83.7% | 2021 |
| Effective Tax Rate (2025) | 2.2500% | 2.2500% | — | 2.2500% | 2025 | 2.2500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$30,974 | $27,224 | ~$35,777 | $32,400 | 2024 | $19,951 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,514,002 | ~$1,514,002 | ~2.0139% | ~$30,491 | +9.8% |
| 2027 | ~$1,662,496 | ~$1,662,496 | ~1.9814% | ~$32,940 | +20.6% |
| 2028 | ~$1,825,554 | ~$1,825,554 | ~1.9488% | ~$35,577 | +32.4% |
| 2029 | ~$2,004,605 | ~$2,004,605 | ~1.9163% | ~$38,414 | +45.4% |
| 2030 | ~$2,201,218 | ~$2,201,218 | ~1.8837% | ~$41,465 | +59.7% |
| 2026 | ~$1,486,426 | ~$1,486,426 | ~2.0465% | ~$30,419 | +7.8% |
| 2027 | ~$1,602,487 | ~$1,602,487 | ~2.0465% | ~$32,795 | +16.2% |
| 2028 | ~$1,727,610 | ~$1,727,610 | ~2.0465% | ~$35,355 | +25.3% |
| 2029 | ~$1,862,503 | ~$1,862,503 | ~2.0465% | ~$38,116 | +35.1% |
| 2030 | ~$2,007,928 | ~$2,007,928 | ~2.0465% | ~$41,092 | +45.6% |
| 2026 | ~$1,541,577 | ~$1,516,648 | ~1.9977% | ~$30,298 | +11.8% |
| 2027 | ~$1,723,607 | ~$1,668,313 | ~1.9488% | ~$32,513 | +25.0% |
| 2028 | ~$1,927,132 | ~$1,835,144 | ~1.9000% | ~$34,868 | +39.8% |
| 2029 | ~$2,154,688 | ~$2,018,659 | ~1.8512% | ~$37,369 | +56.3% |
| 2030 | ~$2,409,115 | ~$2,220,524 | ~1.8024% | ~$40,022 | +74.7% |
In 2025, this property's market value of $1,378,771 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -3% below 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 | $1,378,771 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,550,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $917,330 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $907,005 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $948,321 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below 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.