1600 S CONGRESS AVE TX 78704
| Owner | 1600 CONGRESS LLC |
|---|---|
| Parcel ID | 0400001307 |
| Short ID | 302165 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 4,141 SF |
| Land SF | 6,906 SF |
| Acres | 0.159 |
| Year Built | 1950 |
| Legal | LOT 1 BLK 22 SWISHER ADDN |
| Neighborhood | 32CEN |
| Land | $1,381,200 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,381,200 |
| Improvement | $286,136 |
|---|---|
| Total Improvement | $286,136 |
| Market | $1,667,336 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,667,336 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,667,336 |
| Taxable Value | $1,667,336 |
|---|
Appreciation: Market value has risen +15.4% from $1,445,177 (2021) to $1,667,336 (2025), a CAGR of 3.6% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2025→2026), 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 $34,122. 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 83% of market value ($1,381,200 land vs $286,136 improvements), about $200/SF of land. With value concentrated in the land under a ~76-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 $1,667,336, 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 +3.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,993,658 by 2030, with an estimated annual tax burden around $37,555. 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 | 4,141 SF | ✓ |
| 611 | TERRACE | 1,946 SF | ✗ |
| 501 | CANOPY | 186 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% | $15,426.19 | $15,426.19 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $8,737.12 | $8,737.12 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,266.60 | $6,266.60 | Paid |
| P6N | — | — | — | — | — | — | $3,334.67 | $3,334.67 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,967.84 | $1,967.84 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,724.03 | $1,724.03 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $37,456.45 | $37,456.45 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,033,203 | $1,667,336 | +21.9% |
| Assessed Value | $2,000,803 | $1,667,336 | +20.0% |
| Land Value | $1,381,200 | $1,381,200 | +0.0% |
| Improvement Value | $652,003 | $286,136 | +127.9% |
| Taxable Value | $2,000,803 | $1,667,336 | +20.0% |
| HS Cap Loss | -$32,400 | — | |
| Total Tax 2026 = estimate |
~$40,946
Estimated
|
~$37,456
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,033,203 | $2,033,203 | +0 (+0.0%) |
| Taxable Value | $2,000,803 | $2,000,803 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,033,203 | $1,381,200 | $652,003 | −$32,400 | $2,000,803 | $2,000,803 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,667,336 | $1,381,200 | $286,136 | — | $1,667,336 | $1,667,336 | ~$37,456 | Partial |
| 2024 | $1,586,000 | — | — | — | — | $— | $38,295 | Verified |
| 2023 | $1,303,304 | — | — | — | — | $— | $31,867 | Verified |
| 2022 | $1,310,017 | — | — | — | — | $— | $28,346 | Verified |
| 2021 | $1,445,177 | — | — | −$650,987 | $794,190 | $— | $31,135 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +21.9% | +20.0% | 98.4% | Not available | Partial |
| 2025 | -5.0% | -5.0% | ~100% | Not available | Partial |
| 2024 | -0.2% | -0.2% | ~100% | 2.1800% | Verified |
| 2023 | +35.0% | +35.0% | ~100% | 1.8100% | Verified |
| 2022 | -0.5% | -0.5% | ~100% | 2.1700% | Verified |
| 2021 | base year | — | ~100% | 2.1500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +27.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +21.9% | +7.8% | -0.1% | +21.9% | 2026 | -9.4% | 2022 |
| Assessment Ratio | 98.4% | 84.5% | — | 100.0% | 2025 | 55.0% | 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 |
$37,456 | $33,420 | ~$36,175 | $38,295 | 2024 | $28,346 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,728,020 | ~$1,728,020 | ~2.0139% | ~$34,801 | +3.6% |
| 2027 | ~$1,790,912 | ~$1,790,912 | ~1.9814% | ~$35,485 | +7.4% |
| 2028 | ~$1,856,093 | ~$1,856,093 | ~1.9488% | ~$36,172 | +11.3% |
| 2029 | ~$1,923,646 | ~$1,923,646 | ~1.9163% | ~$36,863 | +15.4% |
| 2030 | ~$1,993,658 | ~$1,993,658 | ~1.8837% | ~$37,555 | +19.6% |
| 2026 | ~$1,694,673 | ~$1,694,673 | ~2.0465% | ~$34,681 | +1.6% |
| 2027 | ~$1,722,458 | ~$1,722,458 | ~2.0465% | ~$35,250 | +3.3% |
| 2028 | ~$1,750,698 | ~$1,750,698 | ~2.0465% | ~$35,828 | +5.0% |
| 2029 | ~$1,779,402 | ~$1,779,402 | ~2.0465% | ~$36,415 | +6.7% |
| 2030 | ~$1,808,576 | ~$1,808,576 | ~2.0465% | ~$37,012 | +8.5% |
| 2026 | ~$1,761,366 | ~$1,761,366 | ~1.9977% | ~$35,186 | +5.6% |
| 2027 | ~$1,860,699 | ~$1,860,699 | ~1.9488% | ~$36,262 | +11.6% |
| 2028 | ~$1,965,634 | ~$1,965,634 | ~1.9000% | ~$37,347 | +17.9% |
| 2029 | ~$2,076,487 | ~$2,076,487 | ~1.8512% | ~$38,440 | +24.5% |
| 2030 | ~$2,193,592 | ~$2,193,592 | ~1.8024% | ~$39,537 | +31.6% |
In 2025, this property's market value of $1,667,336 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +18% 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 | $1,667,336 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,586,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,303,304 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,310,017 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,445,177 | $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.