1603 S CONGRESS AVE TX 78704
| Owner | CABC MINISTRY INVESTMENTS INC |
|---|---|
| Parcel ID | 0302000504 |
| Short ID | 283171 |
| Type | Real |
| Use Code | 34 Hotel — Full Service |
| Valuation | Income |
| Improvement SF | 77,859 SF |
| Land SF | 41,434 SF |
| Acres | 0.951 |
| Year Built | 2013 |
| Legal | LOT 1-6 BLK 23 SWISHER ADDN |
| Neighborhood | 37SC2 |
| Land | $8,286,854 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $8,286,854 |
| Improvement | $33,713,146 |
|---|---|
| Total Improvement | $33,713,146 |
| Market | $42,000,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $42,000,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $42,000,000 |
| Taxable Value | $42,000,000 |
|---|
Appreciation: Market value has risen +38.8% from $30,250,000 (2021) to $42,000,000 (2025), a CAGR of 8.6% over 4 years. This is strong appreciation — well above typical inflation. 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 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 $859,524. 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 20% of market value ($8,286,854 land vs $33,713,146 improvements), about $200/SF of land. Most value sits in the improvements, so building condition, age (~13 yrs), and rent roll drive the underwriting.
Submarket Position: At $42,000,000, 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 +8.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $63,300,068 by 2030, with an estimated annual tax burden around $1,192,410. 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.
10 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 487 | PARKING UNDER | 76,204 SF | ✓ |
| 1ST | 1st Floor | 28,712 SF | ✓ |
| 2ND | 2nd Floor | 25,039 SF | ✓ |
| 3RD | 3rd Floor | 24,108 SF | ✓ |
| SO | Sketch Only | 10,679 SF | ✗ |
| MEZZ | Mezzanine | 2,686 SF | ✓ |
| 511 | DECK | 2,541 SF | ✗ |
| 407 | LOADING DOCK | 2,141 SF | ✓ |
| 611 | TERRACE | 1,297 SF | ✗ |
| 601 | POOL COMM'L | 704 SF | ✗ |
Market value changed by 89% in 2024, 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% | $333,072.00 | $333,072.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $188,646.12 | $188,646.12 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $135,304.20 | $135,304.20 | Paid |
| P6N | — | — | — | — | — | — | $72,000.00 | $72,000.00 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $42,488.28 | $42,488.28 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $37,224.00 | $37,224.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $808,734.60 | $808,734.60 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $32,250,000 | $42,000,000 | -23.2% |
| Assessed Value | $32,250,000 | $42,000,000 | -23.2% |
| Land Value | $8,286,854 | $8,286,854 | +0.0% |
| Improvement Value | $23,963,146 | $33,713,146 | -28.9% |
| Taxable Value | $32,250,000 | $42,000,000 | -23.2% |
| Total Tax 2026 = estimate |
~$659,991
Estimated
|
~$808,735
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $36,737,679 | $32,250,000 | -4,487,679 (-12.2%) |
| Taxable Value | $36,737,679 | $32,250,000 | -4,487,679 (-12.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $32,250,000 | $8,286,854 | $23,963,146 | — | $32,250,000 | $32,250,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $42,000,000 | $8,286,854 | $33,713,146 | — | $42,000,000 | $42,000,000 | ~$808,735 | Partial |
| 2024 | $26,880,000 | — | — | −$18,593,146 | $8,286,854 | $— | $813,077 | Verified |
| 2023 | $25,100,000 | — | — | −$16,813,146 | $8,286,854 | $— | $541,190 | Verified |
| 2022 | $24,500,000 | — | — | −$19,735,059 | $4,764,941 | $— | $547,278 | Verified |
| 2021 | $30,250,000 | — | — | −$25,485,059 | $4,764,941 | $— | $584,539 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -12.5% | -12.5% | ~100% | Not available | Partial |
| 2025 | -20.8% | -20.8% | ~100% | Not available | Partial |
| 2024 | +89.3% ! | +89.3% | ~100% | 1.5300% | Verified |
| 2023 | +5.7% | +5.7% | ~100% | 1.9300% | Verified |
| 2022 | -0.6% | -0.6% | ~100% | 2.0700% | Verified |
| 2021 | base year | — | ~100% | 1.9300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +57.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -23.2% | +4.7% | +15.1% | +56.2% | 2025 | -23.2% | 2026 |
| Assessment Ratio | 100.0% | 49.8% | — | 100.0% | 2025 | 15.8% | 2021 |
| Effective Tax Rate (2025) | 1.9300% | 1.9300% | — | 1.9300% | 2025 | 1.9300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$808,735 | $658,963 | ~$1,051,112 | $813,077 | 2024 | $541,190 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$45,591,121 | ~$45,591,121 | ~2.0139% | ~$918,176 | +8.6% |
| 2027 | ~$49,489,293 | ~$49,489,293 | ~1.9814% | ~$980,575 | +17.8% |
| 2028 | ~$53,720,769 | ~$53,720,769 | ~1.9488% | ~$1,046,932 | +27.9% |
| 2029 | ~$58,314,050 | ~$58,314,050 | ~1.9163% | ~$1,117,467 | +38.8% |
| 2030 | ~$63,300,068 | ~$63,300,068 | ~1.8837% | ~$1,192,410 | +50.7% |
| 2026 | ~$44,751,121 | ~$44,751,121 | ~2.0465% | ~$915,825 | +6.6% |
| 2027 | ~$47,682,448 | ~$47,682,448 | ~2.0465% | ~$975,814 | +13.5% |
| 2028 | ~$50,805,785 | ~$50,805,785 | ~2.0465% | ~$1,039,733 | +21.0% |
| 2029 | ~$54,133,710 | ~$54,133,710 | ~2.0465% | ~$1,107,838 | +28.9% |
| 2030 | ~$57,679,624 | ~$57,679,624 | ~2.0465% | ~$1,180,405 | +37.3% |
| 2026 | ~$46,431,121 | ~$46,200,000 | ~1.9977% | ~$922,920 | +10.6% |
| 2027 | ~$51,329,737 | ~$50,820,000 | ~1.9488% | ~$990,400 | +22.2% |
| 2028 | ~$56,745,172 | ~$55,902,000 | ~1.9000% | ~$1,062,147 | +35.1% |
| 2029 | ~$62,731,951 | ~$61,492,200 | ~1.8512% | ~$1,138,340 | +49.4% |
| 2030 | ~$69,350,352 | ~$67,641,420 | ~1.8024% | ~$1,219,150 | +65.1% |
In 2025, this property's market value of $42,000,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 30× 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 | $42,000,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $26,880,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $25,100,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $24,500,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $30,250,000 | $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.