1711 S CONGRESS AVE TX 78704
| Owner | M & E GEORGE MANAGEMENT LLC |
|---|---|
| Parcel ID | 0302000402 |
| Short ID | 283161 |
| Type | Real |
| Use Code | 52 Office Medium (10–35,000 SF) |
| Valuation | Income |
| Improvement SF | 11,422 SF |
| Land SF | 13,812 SF |
| Acres | 0.317 |
| Year Built | 1985 |
| Legal | LOT 5&6 BLK 26 SWISHER ADDN |
| Neighborhood | 52SCN |
| Land | $2,624,280 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,624,280 |
| Improvement | $295,748 |
|---|---|
| Total Improvement | $295,748 |
| Market | $2,920,028 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,920,028 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,920,028 |
| Taxable Value | $2,920,028 |
|---|
Appreciation: Market value has fallen -13.6% from $3,379,462 (2021) to $2,920,028 (2025), a CAGR of -3.6% over 4 years. Growth has been relatively flat for this asset class. 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 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 $59,758. 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 90% of market value ($2,624,280 land vs $295,748 improvements), about $190/SF of land. With value concentrated in the land under a ~41-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 $2,920,028, this parcel sits in the upper-middle (50th–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 -3.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,432,547 by 2030, with an estimated annual tax burden around $45,823. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 7,560 SF | ✗ |
| 2ND | 2nd Floor | 5,229 SF | ✓ |
| 3RD | 3rd Floor | 5,229 SF | ✓ |
| 487 | PARKING UNDER | 4,452 SF | ✓ |
| 1ST | 1st Floor | 964 SF | ✓ |
| 541 | FENCE COMM LF | 180 SF | ✗ |
| 501 | CANOPY | 32 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% | $27,016.10 | $27,016.10 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $15,301.44 | $15,301.44 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $10,974.78 | $10,974.78 | Paid |
| P6N | — | — | — | — | — | — | $5,840.06 | $5,840.06 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,446.30 | $3,446.30 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,019.31 | $3,019.31 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $65,597.99 | $65,597.99 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,930,937 | $2,920,028 | +0.4% |
| Assessed Value | $2,930,937 | $2,920,028 | +0.4% |
| Land Value | $2,624,280 | $2,624,280 | +0.0% |
| Improvement Value | $306,657 | $295,748 | +3.7% |
| Taxable Value | $2,930,937 | $2,920,028 | +0.4% |
| Total Tax 2026 = estimate |
~$59,981
Estimated
|
~$65,598
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,930,937 | $2,930,937 | +0 (+0.0%) |
| Taxable Value | $2,930,937 | $2,930,937 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,930,937 | $2,624,280 | $306,657 | — | $2,930,937 | $2,930,937 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,920,028 | $2,624,280 | $295,748 | — | $2,920,028 | $2,920,028 | ~$65,598 | Partial |
| 2024 | $3,545,166 | — | — | −$920,886 | $2,624,280 | $— | $74,005 | Verified |
| 2023 | $3,655,164 | — | — | −$1,030,884 | $2,624,280 | $— | $71,231 | Verified |
| 2022 | $3,444,026 | — | — | −$1,855,646 | $1,588,380 | $— | $79,497 | Verified |
| 2021 | $3,379,462 | — | — | −$1,791,082 | $1,588,380 | $— | $81,853 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.4% | +0.4% | ~100% | Not available | Partial |
| 2025 | -13.9% | -13.9% | ~100% | Not available | Partial |
| 2024 | -4.3% | -4.3% | ~100% | 2.1800% | Verified |
| 2023 | -3.0% | -3.0% | ~100% | 2.0100% | Verified |
| 2022 | +6.1% | +6.1% | ~100% | 2.1700% | Verified |
| 2021 | base year | — | ~100% | 2.4200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -15.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.4% | -2.4% | -3.7% | +6.1% | 2023 | -17.6% | 2025 |
| Assessment Ratio | 100.0% | 73.1% | — | 100.0% | 2025 | 46.1% | 2022 |
| 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 |
$65,598 | $74,437 | ~$51,130 | $81,853 | 2021 | $65,598 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,815,282 | ~$2,815,282 | ~2.0139% | ~$56,698 | -3.6% |
| 2027 | ~$2,714,293 | ~$2,714,293 | ~1.9814% | ~$53,781 | -7.0% |
| 2028 | ~$2,616,927 | ~$2,616,927 | ~1.9488% | ~$51,000 | -10.4% |
| 2029 | ~$2,523,054 | ~$2,523,054 | ~1.9163% | ~$48,349 | -13.6% |
| 2030 | ~$2,432,547 | ~$2,432,547 | ~1.8837% | ~$45,823 | -16.7% |
| 2026 | ~$2,774,027 | ~$2,774,027 | ~2.0465% | ~$56,770 | -5.0% |
| 2027 | ~$2,635,325 | ~$2,635,325 | ~2.0465% | ~$53,932 | -9.8% |
| 2028 | ~$2,503,559 | ~$2,503,559 | ~2.0465% | ~$51,235 | -14.3% |
| 2029 | ~$2,378,381 | ~$2,378,381 | ~2.0465% | ~$48,673 | -18.5% |
| 2030 | ~$2,259,462 | ~$2,259,462 | ~2.0465% | ~$46,240 | -22.6% |
| 2026 | ~$2,873,682 | ~$2,873,682 | ~1.9977% | ~$57,406 | -1.6% |
| 2027 | ~$2,828,072 | ~$2,828,072 | ~1.9488% | ~$55,115 | -3.1% |
| 2028 | ~$2,783,186 | ~$2,783,186 | ~1.9000% | ~$52,881 | -4.7% |
| 2029 | ~$2,739,013 | ~$2,739,013 | ~1.8512% | ~$50,704 | -6.2% |
| 2030 | ~$2,695,540 | ~$2,695,540 | ~1.8024% | ~$48,584 | -7.7% |
In 2025, this property's market value of $2,920,028 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +106% 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 | $2,920,028 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $3,545,166 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $3,655,164 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $3,444,026 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $3,379,462 | $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.