1722 S CONGRESS AVE TX 78704
| Owner | DCW PROPERTIES LTD |
|---|---|
| Parcel ID | 0400001212 |
| Short ID | 302157 |
| Type | Real |
| Use Code | 30 Strip Center (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 12,898 SF |
| Land SF | 21,418 SF |
| Acres | 0.492 |
| Year Built | 1934 |
| Legal | LOT 4-6 *& S 5FT OF LOT 3 BLK 27 SWISHER ADDN |
| Neighborhood | 30CEN |
| Land | $4,069,506 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,069,506 |
| Improvement | $326,156 |
|---|---|
| Total Improvement | $326,156 |
| Market | $4,395,662 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,395,662 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $4,395,662 |
| Taxable Value | $4,395,662 |
|---|
Appreciation: Market value has risen +26.3% from $3,480,900 (2021) to $4,395,662 (2025), a CAGR of 6.0% 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 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 $89,957. 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 93% of market value ($4,069,506 land vs $326,156 improvements), about $190/SF of land. With value concentrated in the land under a ~92-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 $4,395,662, 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 +6.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,884,238 by 2030, with an estimated annual tax burden around $110,844. 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 | 12,898 SF | ✓ |
| 501 | CANOPY | 822 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% | $40,668.66 | $40,668.66 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $23,034.02 | $23,034.02 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $16,520.88 | $16,520.88 | Paid |
| P6N | — | — | — | — | — | — | $8,791.32 | $8,791.32 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $5,187.89 | $5,187.89 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,545.11 | $4,545.11 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $98,747.88 | $98,747.88 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,243,843 | $4,395,662 | -3.5% |
| Assessed Value | $4,243,843 | $4,395,662 | -3.5% |
| Land Value | $4,069,506 | $4,069,506 | +0.0% |
| Improvement Value | $174,337 | $326,156 | -46.5% |
| Taxable Value | $4,243,843 | $4,395,662 | -3.5% |
| Total Tax 2026 = estimate |
~$86,850
Estimated
|
~$98,748
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,418,182 | $4,243,843 | -174,339 (-3.9%) |
| Taxable Value | $4,418,182 | $4,243,843 | -174,339 (-3.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,243,843 | $4,069,506 | $174,337 | — | $4,243,843 | $4,243,843 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,395,662 | $4,069,506 | $326,156 | — | $4,395,662 | $4,395,662 | ~$98,748 | Partial |
| 2024 | $4,184,000 | — | — | −$114,494 | $4,069,506 | $— | $92,308 | Verified |
| 2023 | $3,190,529 | — | — | — | $4,069,506 ! | $— | $84,067 | Verified |
| 2022 | $2,950,000 | — | — | −$486,878 | $2,463,122 | $— | $69,392 | Verified |
| 2021 | $3,480,900 | — | — | −$1,017,778 | $2,463,122 | $— | $70,388 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.5% | +0.5% | ~100% | Not available | Partial |
| 2025 | +0.1% | +0.1% | ~100% | Not available | Partial |
| 2024 | +5.0% | +5.0% | ~100% | 2.1000% | Verified |
| 2023 | +31.1% | +31.1% | ~100% | 2.0100% | Verified |
| 2022 | +8.2% | +8.2% | ~100% | 2.1700% | Verified |
| 2021 | base year | — | ~100% | 2.0200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +49.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -3.5% | +5.1% | +6.8% | +31.1% | 2024 | -15.3% | 2022 |
| Assessment Ratio | 100.0% | 96.5% | — | 127.5% | 2023 | 70.8% | 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 |
$98,748 | $82,980 | ~$102,195 | $98,748 | 2025 | $69,392 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,659,695 | ~$4,659,695 | ~2.0139% | ~$93,843 | +6.0% |
| 2027 | ~$4,939,587 | ~$4,939,587 | ~1.9814% | ~$97,872 | +12.4% |
| 2028 | ~$5,236,292 | ~$5,236,292 | ~1.9488% | ~$102,047 | +19.1% |
| 2029 | ~$5,550,819 | ~$5,550,819 | ~1.9163% | ~$106,370 | +26.3% |
| 2030 | ~$5,884,238 | ~$5,884,238 | ~1.8837% | ~$110,844 | +33.9% |
| 2026 | ~$4,571,782 | ~$4,571,782 | ~2.0465% | ~$93,561 | +4.0% |
| 2027 | ~$4,754,958 | ~$4,754,958 | ~2.0465% | ~$97,310 | +8.2% |
| 2028 | ~$4,945,473 | ~$4,945,473 | ~2.0465% | ~$101,208 | +12.5% |
| 2029 | ~$5,143,622 | ~$5,143,622 | ~2.0465% | ~$105,263 | +17.0% |
| 2030 | ~$5,349,710 | ~$5,349,710 | ~2.0465% | ~$109,481 | +21.7% |
| 2026 | ~$4,747,608 | ~$4,747,608 | ~1.9977% | ~$94,841 | +8.0% |
| 2027 | ~$5,127,733 | ~$5,127,733 | ~1.9488% | ~$99,931 | +16.7% |
| 2028 | ~$5,538,294 | ~$5,538,294 | ~1.9000% | ~$105,229 | +26.0% |
| 2029 | ~$5,981,727 | ~$5,981,727 | ~1.8512% | ~$110,733 | +36.1% |
| 2030 | ~$6,460,664 | ~$6,460,664 | ~1.8024% | ~$116,445 | +47.0% |
In 2025, this property's market value of $4,395,662 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 3× 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 | $4,395,662 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $4,184,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $3,190,529 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,950,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $3,480,900 | $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.