1701 S CONGRESS AVE TX 78704
| Owner | RIVER SHARPE HOLDINGS LLC |
|---|---|
| Parcel ID | 0302000404 |
| Short ID | 283163 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 3,196 SF |
| Land SF | 6,906 SF |
| Acres | 0.159 |
| Year Built | 1920 |
| Legal | LOT 1 BLK 26 SWISHER ADDN |
| Neighborhood | 59SCN |
| Land | $1,381,200 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,381,200 |
| Improvement | $323,220 |
|---|---|
| Total Improvement | $323,220 |
| Market | $1,704,420 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,704,420 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,704,420 |
| Taxable Value | $1,704,420 |
|---|
Appreciation: Market value has risen +18.6% from $1,437,657 (2021) to $1,704,420 (2025), a CAGR of 4.3% over 4 years. This represents moderate, steady growth. 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 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 $34,881. 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 81% of market value ($1,381,200 land vs $323,220 improvements), about $200/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 $1,704,420, 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 +4.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,108,523 by 2030, with an estimated annual tax burden around $39,719. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 3,196 SF | ✓ |
| 611 | TERRACE | 812 SF | ✗ |
| 501 | CANOPY | 360 SF | ✗ |
Market value changed by 82% in 2026, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $15,769.29 | $15,769.29 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $8,931.45 | $8,931.45 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,405.98 | $6,405.98 | Paid |
| P6N | — | — | — | — | — | — | $3,408.84 | $3,408.84 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,011.61 | $2,011.61 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,762.37 | $1,762.37 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $38,289.54 | $38,289.54 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,704,420 | $1,704,420 | +0.0% |
| Assessed Value | $1,704,420 | $1,704,420 | +0.0% |
| Land Value | $1,381,200 | $1,381,200 | +0.0% |
| Improvement Value | $323,220 | $323,220 | +0.0% |
| Taxable Value | $1,704,420 | $1,704,420 | +0.0% |
| Total Tax 2026 = estimate |
~$34,881
Estimated
|
~$38,290
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,097,907 | $1,704,420 | -1,393,487 (-45.0%) |
| Taxable Value | $2,045,304 | $1,704,420 | -340,884 (-16.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,704,420 | $1,381,200 | $323,220 | — | $1,704,420 | $1,704,420 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,704,420 | $1,381,200 | $323,220 | — | $1,704,420 | $1,704,420 | ~$38,290 | Partial |
| 2024 | $2,012,300 | — | — | −$631,100 | $1,381,200 | $— | $46,585 | Verified |
| 2023 | $1,372,500 | — | — | — | $1,381,200 ! | $— | $40,432 | Verified |
| 2022 | $1,376,792 | — | — | −$582,602 | $794,190 | $— | $29,851 | Verified |
| 2021 | $1,437,657 | — | — | −$643,467 | $794,190 | $— | $32,867 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +81.8% ! | +20.0% | 66.0% | Not available | Partial |
| 2025 | -20.2% | -20.2% | ~100% | Not available | Partial |
| 2024 | +6.1% | +6.1% | ~100% | 2.1800% | Verified |
| 2023 | +46.6% | +46.6% | ~100% | 2.0100% | Verified |
| 2022 | -0.3% | -0.3% | ~100% | 2.1700% | Verified |
| 2021 | base year | — | ~100% | 2.2900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +23.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +5.4% | +4.3% | +46.6% | 2024 | -15.3% | 2025 |
| Assessment Ratio | 100.0% | 80.4% | — | 100.6% | 2023 | 55.2% | 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 |
$38,290 | $37,605 | ~$37,754 | $46,585 | 2024 | $29,851 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,778,513 | ~$1,778,513 | ~2.0139% | ~$35,818 | +4.3% |
| 2027 | ~$1,855,826 | ~$1,855,826 | ~1.9814% | ~$36,771 | +8.9% |
| 2028 | ~$1,936,501 | ~$1,936,501 | ~1.9488% | ~$37,739 | +13.6% |
| 2029 | ~$2,020,682 | ~$2,020,682 | ~1.9163% | ~$38,722 | +18.6% |
| 2030 | ~$2,108,523 | ~$2,108,523 | ~1.8837% | ~$39,719 | +23.7% |
| 2026 | ~$1,744,424 | ~$1,744,424 | ~2.0465% | ~$35,699 | +2.3% |
| 2027 | ~$1,785,367 | ~$1,785,367 | ~2.0465% | ~$36,537 | +4.7% |
| 2028 | ~$1,827,272 | ~$1,827,272 | ~2.0465% | ~$37,395 | +7.2% |
| 2029 | ~$1,870,159 | ~$1,870,159 | ~2.0465% | ~$38,273 | +9.7% |
| 2030 | ~$1,914,054 | ~$1,914,054 | ~2.0465% | ~$39,171 | +12.3% |
| 2026 | ~$1,812,601 | ~$1,812,601 | ~1.9977% | ~$36,210 | +6.3% |
| 2027 | ~$1,927,648 | ~$1,927,648 | ~1.9488% | ~$37,567 | +13.1% |
| 2028 | ~$2,049,998 | ~$2,049,998 | ~1.9000% | ~$38,950 | +20.3% |
| 2029 | ~$2,180,113 | ~$2,180,113 | ~1.8512% | ~$40,358 | +27.9% |
| 2030 | ~$2,318,487 | ~$2,318,487 | ~1.8024% | ~$41,788 | +36.0% |
In 2025, this property's market value of $1,704,420 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +20% 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 | $1,704,420 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,012,300 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,372,500 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,376,792 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,437,657 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above 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.