1317 S CONGRESS AVE AUSTIN, TX 78704
| Owner | TWO 90 ACQUISIONS LLC |
|---|---|
| Parcel ID | 0300010306 |
| Short ID | 282699 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 3,000 SF |
| Land SF | 3,938 SF |
| Acres | 0.090 |
| Year Built | 1945 |
| Legal | S40FT OF LOT 2 BLK 9 FAIRVIEW PARK |
| Neighborhood | 20CEN |
| Land | $826,980 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $826,980 |
| Improvement | $495,830 |
|---|---|
| Total Improvement | $495,830 |
| Market | $1,322,810 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,322,810 |
| Value Limitation Adjustment (−) (homestead cap) | −$542,352 |
| Net Appraised (assessed) | $780,458 |
| Taxable Value | $780,458 |
|---|
Appreciation: Market value has risen +60.2% from $825,632 (2021) to $1,322,810 (2025), a CAGR of 12.5% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2022), 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 $15,972. Austin ISD is the largest single contributor, at 41.2% of the total 2025 levy.
Assessment Gap: Assessed value ($780,458) is $542,352 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 63% of market value ($826,980 land vs $495,830 improvements), about $210/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $1,322,810, 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 +12.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,384,439 by 2030, with an estimated annual tax burden around $23,677. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 3,000 SF | ✓ |
| 541 | FENCE COMM LF | 70 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% | $7,220.80 | $7,220.80 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,089.73 | $4,089.73 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,933.31 | $2,933.31 | Paid |
| P6N | — | — | — | — | — | — | $1,560.92 | $1,560.92 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $921.12 | $921.12 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $806.99 | $806.99 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $17,532.87 | $17,532.87 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,346,899 | $1,322,810 | +1.8% |
| Assessed Value | $794,670 | $780,458 | +1.8% |
| Land Value | $826,980 | $826,980 | +0.0% |
| Improvement Value | $519,919 | $495,830 | +4.9% |
| Taxable Value | $794,670 | $780,458 | +1.8% |
| HS Cap Loss | -$552,229 | — | |
| Total Tax 2026 = estimate |
~$16,263
Estimated
|
~$17,533
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,417,788 | $1,346,899 | -70,889 (-5.0%) |
| Taxable Value | $836,495 | $794,670 | -41,825 (-5.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,346,899 | $826,980 | $519,919 | −$552,229 | $794,670 | $794,670 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,322,810 | $826,980 | $495,830 | −$542,352 | $780,458 | $780,458 | ~$17,533 | Partial |
| 2024 | $1,386,560 | — | — | −$898,642 | $487,918 | $— | $17,807 | Verified |
| 2023 | $1,284,928 | — | — | −$797,010 | $487,918 | $— | $16,437 | Verified |
| 2022 | $1,239,538 | — | — | −$972,345 | $267,193 | $— | $16,488 | Verified |
| 2021 | $825,632 | — | — | −$558,439 | $267,193 | $— | $17,381 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +7.2% | +7.2% | ~100% | Not available | Partial |
| 2025 | -4.4% | +62.1% | ~100% | Not available | Partial |
| 2024 | -0.2% | -0.2% | 59.0% | 1.2900% | Verified |
| 2023 | +7.9% | +7.9% | 59.0% | 1.1900% | Verified |
| 2022 | +3.7% | -38.8% | 59.0% | 1.2800% | Verified |
| 2021 | base year | — | ~100% | 2.1100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +6.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.8% | +11.8% | +12.1% | +50.1% | 2022 | -4.6% | 2025 |
| Assessment Ratio | 59.0% | 40.9% | — | 59.0% | 2025 | 21.6% | 2022 |
| Effective Tax Rate (2025) | 1.3300% | 1.3300% | — | 1.3300% | 2025 | 1.3300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$17,533 | $17,129 | ~$20,364 | $17,807 | 2024 | $16,437 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,488,248 | ~$858,504 | ~2.0139% | ~$17,290 | +12.5% |
| 2027 | ~$1,674,376 | ~$944,354 | ~1.9814% | ~$18,711 | +26.6% |
| 2028 | ~$1,883,782 | ~$1,038,790 | ~1.9488% | ~$20,244 | +42.4% |
| 2029 | ~$2,119,378 | ~$1,142,669 | ~1.9163% | ~$21,897 | +60.2% |
| 2030 | ~$2,384,439 | ~$1,256,935 | ~1.8837% | ~$23,677 | +80.3% |
| 2026 | ~$1,461,791 | ~$858,504 | ~2.0465% | ~$17,569 | +10.5% |
| 2027 | ~$1,615,375 | ~$944,354 | ~2.0465% | ~$19,326 | +22.1% |
| 2028 | ~$1,785,095 | ~$1,038,790 | ~2.0465% | ~$21,259 | +34.9% |
| 2029 | ~$1,972,647 | ~$1,142,669 | ~2.0465% | ~$23,385 | +49.1% |
| 2030 | ~$2,179,903 | ~$1,256,935 | ~2.0465% | ~$25,723 | +64.8% |
| 2026 | ~$1,514,704 | ~$858,504 | ~1.9977% | ~$17,150 | +14.5% |
| 2027 | ~$1,734,435 | ~$944,354 | ~1.9488% | ~$18,404 | +31.1% |
| 2028 | ~$1,986,041 | ~$1,038,790 | ~1.9000% | ~$19,737 | +50.1% |
| 2029 | ~$2,274,147 | ~$1,142,669 | ~1.8512% | ~$21,153 | +71.9% |
| 2030 | ~$2,604,047 | ~$1,256,935 | ~1.8024% | ~$22,655 | +96.9% |
In 2025, this property's market value of $1,322,810 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -7% 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 | $1,322,810 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,386,560 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,284,928 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,239,538 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $825,632 | $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.