1811 S CONGRESS AVE TX 78704
| Owner | SHIN DANIEL Y & GRACE FAMILY TRUST |
|---|---|
| Parcel ID | 0302000301 |
| Short ID | 283152 |
| Type | Real |
| Use Code | 58 Bank — Branch Office |
| Valuation | Income |
| Improvement SF | 3,822 SF |
| Land SF | 20,719 SF |
| Acres | 0.476 |
| Year Built | 2010 |
| Legal | LOT 4-6 BLK 31 SWISHER ADDN |
| Neighborhood | 58SCN |
| Land | $3,729,420 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,729,420 |
| Improvement | $1,318,852 |
|---|---|
| Total Improvement | $1,318,852 |
| Market | $5,048,272 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $5,048,272 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $5,048,272 |
| Taxable Value | $5,048,272 |
|---|
Appreciation: Market value has risen +62.2% from $3,112,500 (2021) to $5,048,272 (2025), a CAGR of 12.9% 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 $103,312. Austin ISD is the largest single contributor, at 45.2% 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 74% of market value ($3,729,420 land vs $1,318,852 improvements), about $180/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $5,048,272, 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 +12.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $9,240,266 by 2030, with an estimated annual tax burden around $153,154. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 15,000 SF | ✗ |
| 1ST | 1st Floor | 3,822 SF | ✓ |
| 503 | CANOPY - BANK | 400 SF | ✗ |
| 482 | LIGHT POLES | 4 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% | $46,706.61 | $46,706.61 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $26,453.80 | $26,453.80 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $18,973.68 | $18,973.68 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $5,958.12 | $5,958.12 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $5,219.91 | $5,219.91 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $103,312.12 | $103,312.12 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $5,118,000 | $5,048,272 | +1.4% |
| Assessed Value | $5,118,000 | $5,048,272 | +1.4% |
| Land Value | $3,729,420 | $3,729,420 | +0.0% |
| Improvement Value | $1,388,580 | $1,318,852 | +5.3% |
| Taxable Value | $5,118,000 | $5,048,272 | +1.4% |
| Total Tax 2026 = estimate |
~$104,739
Estimated
|
~$103,312
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $5,118,000 | $5,118,000 | +0 (+0.0%) |
| Taxable Value | $5,118,000 | $5,118,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $5,118,000 | $3,729,420 | $1,388,580 | — | $5,118,000 | $5,118,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $5,048,272 | $3,729,420 | $1,318,852 | — | $5,048,272 | $5,048,272 | ~$103,312 | Partial |
| 2024 | $3,968,735 | — | — | −$239,315 | $3,729,420 | $— | $100,047 | Verified |
| 2023 | $3,250,000 | — | — | — | $3,729,420 ! | $— | $72,082 | Verified |
| 2022 | $3,215,000 | — | — | −$935,910 | $2,279,090 | $— | $64,185 | Verified |
| 2021 | $3,112,500 | — | — | −$833,410 | $2,279,090 | $— | $70,084 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.4% | +1.4% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +18.8% | +18.8% | ~100% | 1.9800% | Verified |
| 2023 | +30.8% | +30.8% | ~100% | 1.7000% | Verified |
| 2022 | -1.9% | -1.9% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +52.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.4% | +11.0% | +12.5% | +27.2% | 2025 | +1.1% | 2023 |
| Assessment Ratio | 100.0% | 92.1% | — | 114.8% | 2023 | 70.9% | 2022 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$103,312 | $81,942 | ~$131,721 | $103,312 | 2025 | $64,185 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,697,064 | ~$5,553,099 | ~2.0139% | ~$111,836 | +12.9% |
| 2027 | ~$6,429,237 | ~$6,108,409 | ~1.9814% | ~$121,031 | +27.4% |
| 2028 | ~$7,255,507 | ~$6,719,250 | ~1.9488% | ~$130,947 | +43.7% |
| 2029 | ~$8,187,968 | ~$7,391,175 | ~1.9163% | ~$141,636 | +62.2% |
| 2030 | ~$9,240,266 | ~$8,130,293 | ~1.8837% | ~$153,154 | +83.0% |
| 2026 | ~$5,596,098 | ~$5,553,099 | ~2.0465% | ~$113,643 | +10.9% |
| 2027 | ~$6,203,374 | ~$6,108,409 | ~2.0465% | ~$125,008 | +22.9% |
| 2028 | ~$6,876,549 | ~$6,719,250 | ~2.0465% | ~$137,508 | +36.2% |
| 2029 | ~$7,622,776 | ~$7,391,175 | ~2.0465% | ~$151,259 | +51.0% |
| 2030 | ~$8,449,982 | ~$8,130,293 | ~2.0465% | ~$166,385 | +67.4% |
| 2026 | ~$5,798,029 | ~$5,553,099 | ~1.9977% | ~$110,932 | +14.9% |
| 2027 | ~$6,659,139 | ~$6,108,409 | ~1.9488% | ~$119,043 | +31.9% |
| 2028 | ~$7,648,138 | ~$6,719,250 | ~1.9000% | ~$127,667 | +51.5% |
| 2029 | ~$8,784,022 | ~$7,391,175 | ~1.8512% | ~$136,825 | +74.0% |
| 2030 | ~$10,088,604 | ~$8,130,293 | ~1.8024% | ~$146,538 | +99.8% |
In 2025, this property's market value of $5,048,272 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 4× 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 | $5,048,272 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $3,968,735 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $3,250,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $3,215,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $3,112,500 | $517,750 | $1,142,600 | $2,780,453 | ↑ Top 25% | 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.