1303 S CONGRESS AVE TX 78704
| Owner | DUBS PROPERTIES LLC |
|---|---|
| Parcel ID | 0300010401 |
| Short ID | 282704 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 2,036 SF |
| Land SF | 2,073 SF |
| Acres | 0.048 |
| Year Built | 1948 |
| Legal | S59.22FT OF LOT 1 BLK 9 FAIRVIEW PARK |
| Neighborhood | 32CEN |
| Land | $435,330 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $435,330 |
| Improvement | $297,276 |
|---|---|
| Total Improvement | $297,276 |
| Market | $732,606 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $732,606 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $732,606 |
| Taxable Value | $732,606 |
|---|
Appreciation: Market value has fallen -8.2% from $798,348 (2021) to $732,606 (2025), a CAGR of -2.1% over 4 years. Growth has been relatively flat for this asset class. 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 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 $14,993. 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 59% of market value ($435,330 land vs $297,276 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 $732,606, 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 -2.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $657,988 by 2030, with an estimated annual tax burden around $12,395. 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 | 2,036 SF | ✓ |
| 611 | TERRACE | 318 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% | $6,778.07 | $6,778.07 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,838.98 | $3,838.98 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,753.46 | $2,753.46 | Paid |
| P6N | — | — | — | — | — | — | $1,465.21 | $1,465.21 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $864.64 | $864.64 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $757.51 | $757.51 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $16,457.87 | $16,457.87 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $744,179 | $732,606 | +1.6% |
| Assessed Value | $744,179 | $732,606 | +1.6% |
| Land Value | $435,330 | $435,330 | +0.0% |
| Improvement Value | $308,849 | $297,276 | +3.9% |
| Taxable Value | $744,179 | $732,606 | +1.6% |
| Total Tax 2026 = estimate |
~$15,230
Estimated
|
~$16,458
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $783,346 | $744,179 | -39,167 (-5.0%) |
| Taxable Value | $783,346 | $744,179 | -39,167 (-5.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $744,179 | $435,330 | $308,849 | — | $744,179 | $744,179 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $732,606 | $435,330 | $297,276 | — | $732,606 | $732,606 | ~$16,458 | Partial |
| 2024 | $715,938 | — | — | −$280,608 | $435,330 | $— | $16,660 | Verified |
| 2023 | $699,082 | — | — | −$263,752 | $435,330 | $— | $14,385 | Verified |
| 2022 | $701,667 | — | — | −$463,272 | $238,395 | $— | $15,204 | Verified |
| 2021 | $798,348 | — | — | −$559,953 | $238,395 | $— | $16,676 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +6.9% | +6.9% | ~100% | Not available | Partial |
| 2025 | -4.1% | -4.1% | ~100% | Not available | Partial |
| 2024 | +4.0% | +4.0% | ~100% | 2.1800% | Verified |
| 2023 | +5.0% | +5.0% | ~100% | 1.9600% | Verified |
| 2022 | -0.4% | -0.4% | ~100% | 2.1700% | Verified |
| 2021 | base year | — | ~100% | 2.0900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +4.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.6% | -1.2% | -2.4% | +2.4% | 2024 | -12.1% | 2022 |
| Assessment Ratio | 100.0% | 64.5% | — | 100.0% | 2025 | 29.9% | 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 |
$16,458 | $15,877 | ~$13,402 | $16,676 | 2021 | $14,385 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$717,034 | ~$717,034 | ~2.0139% | ~$14,441 | -2.1% |
| 2027 | ~$701,794 | ~$701,794 | ~1.9814% | ~$13,905 | -4.2% |
| 2028 | ~$686,877 | ~$686,877 | ~1.9488% | ~$13,386 | -6.2% |
| 2029 | ~$672,278 | ~$672,278 | ~1.9163% | ~$12,883 | -8.2% |
| 2030 | ~$657,988 | ~$657,988 | ~1.8837% | ~$12,395 | -10.2% |
| 2026 | ~$702,382 | ~$702,382 | ~2.0465% | ~$14,374 | -4.1% |
| 2027 | ~$673,406 | ~$673,406 | ~2.0465% | ~$13,781 | -8.1% |
| 2028 | ~$645,624 | ~$645,624 | ~2.0465% | ~$13,213 | -11.9% |
| 2029 | ~$618,989 | ~$618,989 | ~2.0465% | ~$12,668 | -15.5% |
| 2030 | ~$593,453 | ~$593,453 | ~2.0465% | ~$12,145 | -19.0% |
| 2026 | ~$731,687 | ~$731,687 | ~1.9977% | ~$14,617 | -0.1% |
| 2027 | ~$730,768 | ~$730,768 | ~1.9488% | ~$14,241 | -0.3% |
| 2028 | ~$729,851 | ~$729,851 | ~1.9000% | ~$13,867 | -0.4% |
| 2029 | ~$728,935 | ~$728,935 | ~1.8512% | ~$13,494 | -0.5% |
| 2030 | ~$728,020 | ~$728,020 | ~1.8024% | ~$13,122 | -0.6% |
In 2025, this property's market value of $732,606 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -48% 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 | $732,606 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $715,938 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $699,082 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $701,667 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $798,348 | $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.