1710 S CONGRESS AVE TX 78704
| Owner | DCW PROPERTIES LTD |
|---|---|
| Parcel ID | 0400001209 |
| Short ID | 302154 |
| Type | Real |
| Use Code | 30 Strip Center (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 5,476 SF |
| Land SF | 7,837 SF |
| Acres | 0.180 |
| Year Built | 1958 |
| Legal | S 29.65FT OF LOT 2 *& N 26.3FT OF LOT 3 BLK 27 SWISHER ADDN |
| Neighborhood | 30CEN |
| Land | $1,489,030 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,489,030 |
| Improvement | $72,875 |
|---|---|
| Total Improvement | $72,875 |
| Market | $1,561,905 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,561,905 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,561,905 |
| Taxable Value | $1,561,905 |
|---|
Appreciation: Market value has risen +5.7% from $1,477,843 (2021) to $1,561,905 (2025), a CAGR of 1.4% over 4 years. Growth has been relatively flat for this asset class. 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 $31,964. 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 95% of market value ($1,489,030 land vs $72,875 improvements), about $190/SF of land. With value concentrated in the land under a ~68-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 $1,561,905, 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 +1.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,673,738 by 2030, with an estimated annual tax burden around $31,529. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 5,476 SF | ✓ |
| 501 | CANOPY | 516 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% | $14,450.75 | $14,450.75 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $8,184.65 | $8,184.65 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,870.34 | $5,870.34 | Paid |
| P6N | — | — | — | — | — | — | $3,123.81 | $3,123.81 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,843.41 | $1,843.41 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,615.01 | $1,615.01 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $35,087.97 | $35,087.97 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,566,948 | $1,561,905 | +0.3% |
| Assessed Value | $1,566,948 | $1,561,905 | +0.3% |
| Land Value | $1,489,030 | $1,489,030 | +0.0% |
| Improvement Value | $77,918 | $72,875 | +6.9% |
| Taxable Value | $1,566,948 | $1,561,905 | +0.3% |
| Total Tax 2026 = estimate |
~$32,067
Estimated
|
~$35,088
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,644,867 | $1,566,948 | -77,919 (-4.7%) |
| Taxable Value | $1,644,867 | $1,566,948 | -77,919 (-4.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,566,948 | $1,489,030 | $77,918 | — | $1,566,948 | $1,566,948 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,561,905 | $1,489,030 | $72,875 | — | $1,561,905 | $1,561,905 | ~$35,088 | Partial |
| 2024 | $1,557,000 | — | — | −$67,970 | $1,489,030 | $— | $34,060 | Verified |
| 2023 | $1,354,586 | — | — | — | $1,489,030 ! | $— | $31,284 | Verified |
| 2022 | $1,290,000 | — | — | −$388,745 | $901,255 | $— | $29,461 | Verified |
| 2021 | $1,477,843 | — | — | −$576,588 | $901,255 | $— | $30,701 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +5.3% | +5.3% | ~100% | Not available | Partial |
| 2025 | -4.4% | -4.4% | ~100% | Not available | Partial |
| 2024 | +4.9% | +4.9% | ~100% | 2.0900% | Verified |
| 2023 | +14.9% | +14.9% | ~100% | 2.0100% | Verified |
| 2022 | +5.0% | +5.0% | ~100% | 2.1700% | Verified |
| 2021 | base year | — | ~100% | 2.0800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +21.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.3% | +1.6% | +1.3% | +14.9% | 2024 | -12.7% | 2022 |
| Assessment Ratio | 100.0% | 89.4% | — | 109.9% | 2023 | 61.0% | 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 |
$35,088 | $32,119 | ~$31,720 | $35,088 | 2025 | $29,461 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,583,657 | ~$1,583,657 | ~2.0139% | ~$31,894 | +1.4% |
| 2027 | ~$1,605,712 | ~$1,605,712 | ~1.9814% | ~$31,815 | +2.8% |
| 2028 | ~$1,628,075 | ~$1,628,075 | ~1.9488% | ~$31,729 | +4.2% |
| 2029 | ~$1,650,749 | ~$1,650,749 | ~1.9163% | ~$31,633 | +5.7% |
| 2030 | ~$1,673,738 | ~$1,673,738 | ~1.8837% | ~$31,529 | +7.2% |
| 2026 | ~$1,552,419 | ~$1,552,419 | ~2.0465% | ~$31,770 | -0.6% |
| 2027 | ~$1,542,991 | ~$1,542,991 | ~2.0465% | ~$31,577 | -1.2% |
| 2028 | ~$1,533,620 | ~$1,533,620 | ~2.0465% | ~$31,385 | -1.8% |
| 2029 | ~$1,524,306 | ~$1,524,306 | ~2.0465% | ~$31,195 | -2.4% |
| 2030 | ~$1,515,048 | ~$1,515,048 | ~2.0465% | ~$31,005 | -3.0% |
| 2026 | ~$1,614,895 | ~$1,614,895 | ~1.9977% | ~$32,260 | +3.4% |
| 2027 | ~$1,669,683 | ~$1,669,683 | ~1.9488% | ~$32,539 | +6.9% |
| 2028 | ~$1,726,330 | ~$1,726,330 | ~1.9000% | ~$32,801 | +10.5% |
| 2029 | ~$1,784,899 | ~$1,784,899 | ~1.8512% | ~$33,042 | +14.3% |
| 2030 | ~$1,845,455 | ~$1,845,455 | ~1.8024% | ~$33,262 | +18.2% |
In 2025, this property's market value of $1,561,905 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +10% 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 | $1,561,905 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,557,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,354,586 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,290,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,477,843 | $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.