1318 S CONGRESS AVE TX 78704
| Owner | 3423 GIBSON LLC |
|---|---|
| Parcel ID | 0400001113 |
| Short ID | 302145 |
| Type | Real |
| Use Code | 52 Office Medium (10–35,000 SF) |
| Valuation | Income |
| Improvement SF | 18,965 SF |
| Land SF | 67,150 SF |
| Acres | 1.542 |
| Year Built | 1996 |
| Legal | LOT 28-32 BLK 13 ECK NORA RSB LOT 19 & S 3.82FT OF LT 18 BLK 13 + VAC ALLEY NEWNING RSB OF BLK 13 & 2A |
| Neighborhood | 47CEN |
| Land | $8,460,900 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $8,460,900 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $7,722,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $7,722,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $7,722,000 |
| Taxable Value | $7,722,000 |
|---|
Appreciation: Market value has risen +23.5% from $6,254,752 (2021) to $7,722,000 (2025), a CAGR of 5.4% 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 $158,030. 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 110% of market value ($8,460,900 land vs $0 improvements), about $126/SF of land. With value concentrated in the land under a ~30-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 $7,722,000, 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 +5.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $10,049,152 by 2030, with an estimated annual tax burden around $189,300. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 31,804 SF | ✗ |
| 1ST | 1st Floor | 10,519 SF | ✓ |
| 2ND | 2nd Floor | 4,867 SF | ✓ |
| FBSMT | Finished Basement | 3,255 SF | ✓ |
| 511 | DECK | 720 SF | ✗ |
| 501 | CANOPY | 408 SF | ✗ |
| 611 | TERRACE | 395 SF | ✗ |
| 3RD | 3rd Floor | 324 SF | ✓ |
Market value changed by 86% in 2023, 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% | $71,443.94 | $71,443.94 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $40,464.59 | $40,464.59 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $29,022.75 | $29,022.75 | Paid |
| P6N | — | — | — | — | — | — | $15,444.00 | $15,444.00 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $9,113.74 | $9,113.74 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $7,984.55 | $7,984.55 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $173,473.57 | $173,473.57 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $7,722,000 | $7,722,000 | +0.0% |
| Assessed Value | $7,722,000 | $7,722,000 | +0.0% |
| Land Value | $8,460,900 | $8,460,900 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $7,722,000 | $7,722,000 | +0.0% |
| Total Tax 2026 = estimate |
~$158,030
Estimated
|
~$173,474
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $9,247,035 | $7,722,000 | -1,525,035 (-16.5%) |
| Taxable Value | $9,247,035 | $7,722,000 | -1,525,035 (-16.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $7,722,000 | $8,460,900 | — | — | $7,722,000 | $7,722,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $7,722,000 | $8,460,900 | — | — | $7,722,000 | $7,722,000 | ~$173,474 | Partial |
| 2024 | $9,763,000 | — | — | −$2,040,961 | $7,722,039 | $— | $168,481 | Verified |
| 2023 | $6,402,915 | — | — | — | $10,576,125 ! | $— | $153,880 | Verified |
| 2022 | $6,137,867 | — | — | −$698,717 | $5,439,150 | $— | $139,258 | Verified |
| 2021 | $6,254,752 | — | — | −$815,602 | $5,439,150 | $— | $145,877 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +19.7% | +19.7% | ~100% | Not available | Partial |
| 2025 | -15.2% | -15.2% | ~100% | Not available | Partial |
| 2024 | -23.3% | -23.3% | ~100% | 1.8500% | Verified |
| 2023 | +85.5% ! | +85.5% | ~100% | 1.3000% | Verified |
| 2022 | +4.3% | +4.3% | ~100% | 2.1700% | Verified |
| 2021 | base year | — | ~100% | 2.3300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +25.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +6.8% | +5.4% | +52.5% | 2024 | -20.9% | 2025 |
| Assessment Ratio | 100.0% | 103.3% | — | 165.2% | 2023 | 79.1% | 2024 |
| 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 |
$173,474 | $156,194 | ~$176,436 | $173,474 | 2025 | $139,258 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$8,139,725 | ~$8,139,725 | ~2.0139% | ~$163,929 | +5.4% |
| 2027 | ~$8,580,047 | ~$8,580,047 | ~1.9814% | ~$170,004 | +11.1% |
| 2028 | ~$9,044,188 | ~$9,044,188 | ~1.9488% | ~$176,257 | +17.1% |
| 2029 | ~$9,533,437 | ~$9,533,437 | ~1.9163% | ~$182,688 | +23.5% |
| 2030 | ~$10,049,152 | ~$10,049,152 | ~1.8837% | ~$189,300 | +30.1% |
| 2026 | ~$7,985,285 | ~$7,985,285 | ~2.0465% | ~$163,418 | +3.4% |
| 2027 | ~$8,257,546 | ~$8,257,546 | ~2.0465% | ~$168,989 | +6.9% |
| 2028 | ~$8,539,091 | ~$8,539,091 | ~2.0465% | ~$174,751 | +10.6% |
| 2029 | ~$8,830,235 | ~$8,830,235 | ~2.0465% | ~$180,709 | +14.4% |
| 2030 | ~$9,131,305 | ~$9,131,305 | ~2.0465% | ~$186,871 | +18.3% |
| 2026 | ~$8,294,165 | ~$8,294,165 | ~1.9977% | ~$165,689 | +7.4% |
| 2027 | ~$8,908,724 | ~$8,908,724 | ~1.9488% | ~$173,617 | +15.4% |
| 2028 | ~$9,568,820 | ~$9,568,820 | ~1.9000% | ~$181,809 | +23.9% |
| 2029 | ~$10,277,826 | ~$10,277,826 | ~1.8512% | ~$190,262 | +33.1% |
| 2030 | ~$11,039,366 | ~$11,039,366 | ~1.8024% | ~$198,970 | +43.0% |
In 2025, this property's market value of $7,722,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 5× 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 | $7,722,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $9,763,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $6,402,915 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $6,137,867 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $6,254,752 | $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.