1500 S CONGRESS AVE TX 78704
| Owner | IKAT PROPERTIES LLC |
|---|---|
| Parcel ID | 0400001407 |
| Short ID | 302179 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 4,116 SF |
| Land SF | 6,906 SF |
| Acres | 0.159 |
| Year Built | 1928 |
| Legal | LOT 1 BLK 19 SWISHER ADDN |
| Neighborhood | 20CEN |
| Land | $1,381,200 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,381,200 |
| Improvement | $281,300 |
|---|---|
| Total Improvement | $281,300 |
| Market | $1,662,500 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,662,500 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,662,500 |
| Taxable Value | $1,662,500 |
|---|
Appreciation: Market value has risen +24.4% from $1,336,600 (2021) to $1,662,500 (2025), a CAGR of 5.6% over 4 years. This represents moderate, steady growth. 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 $34,023. 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 $281,300 improvements), about $200/SF of land. With value concentrated in the land under a ~98-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 $1,662,500, 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 +5.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,183,795 by 2030, with an estimated annual tax burden around $41,137. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 4,116 SF | ✓ |
| 551 | PAVED AREA | 2,600 SF | ✗ |
| 501 | CANOPY | 252 SF | ✗ |
| 611 | TERRACE | 252 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% | $15,381.45 | $15,381.45 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $8,711.78 | $8,711.78 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,248.42 | $6,248.42 | Paid |
| P6N | — | — | — | — | — | — | $3,325.00 | $3,325.00 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,962.13 | $1,962.13 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,719.03 | $1,719.03 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $37,347.81 | $37,347.81 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,808,625 | $1,662,500 | +8.8% |
| Assessed Value | $1,808,625 | $1,662,500 | +8.8% |
| Land Value | $1,381,200 | $1,381,200 | +0.0% |
| Improvement Value | $427,425 | $281,300 | +51.9% |
| Taxable Value | $1,808,625 | $1,662,500 | +8.8% |
| Total Tax 2026 = estimate |
~$37,013
Estimated
|
~$37,348
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,380,334 | $1,808,625 | -571,709 (-24.0%) |
| Taxable Value | $2,168,350 | $1,808,625 | -359,725 (-16.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,808,625 | $1,381,200 | $427,425 | — | $1,808,625 | $1,808,625 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,662,500 | $1,381,200 | $281,300 | — | $1,662,500 | $1,662,500 | ~$37,348 | Partial |
| 2024 | $1,308,000 | — | — | — | $1,381,200 ! | $— | $34,246 | Verified |
| 2023 | $1,229,614 | — | — | — | $1,308,000 ! | $— | $26,281 | Verified |
| 2022 | $1,188,386 | — | — | −$394,196 | $794,190 | $— | $26,743 | Verified |
| 2021 | $1,336,600 | — | — | −$542,410 | $794,190 | $— | $28,244 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +43.2% | +30.4% | 91.1% | Not available | Partial |
| 2025 | +0.0% | +5.9% | ~100% | Not available | Partial |
| 2024 | +27.1% | +20.0% | 94.4% | 2.0600% | Verified |
| 2023 | +6.4% | +6.4% | ~100% | 2.0100% | Verified |
| 2022 | +3.5% | +3.5% | ~100% | 2.1700% | Verified |
| 2021 | base year | — | ~100% | 2.1100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +39.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +8.8% | +6.9% | +3.9% | +27.1% | 2025 | -11.1% | 2022 |
| Assessment Ratio | 100.0% | 89.7% | — | 106.4% | 2023 | 59.4% | 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 |
$37,348 | $30,572 | ~$38,204 | $37,348 | 2025 | $26,281 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,755,706 | ~$1,755,706 | ~2.0139% | ~$35,359 | +5.6% |
| 2027 | ~$1,854,137 | ~$1,854,137 | ~1.9814% | ~$36,738 | +11.5% |
| 2028 | ~$1,958,086 | ~$1,958,086 | ~1.9488% | ~$38,160 | +17.8% |
| 2029 | ~$2,067,863 | ~$2,067,863 | ~1.9163% | ~$39,626 | +24.4% |
| 2030 | ~$2,183,795 | ~$2,183,795 | ~1.8837% | ~$41,137 | +31.4% |
| 2026 | ~$1,722,456 | ~$1,722,456 | ~2.0465% | ~$35,250 | +3.6% |
| 2027 | ~$1,784,573 | ~$1,784,573 | ~2.0465% | ~$36,521 | +7.3% |
| 2028 | ~$1,848,932 | ~$1,848,932 | ~2.0465% | ~$37,838 | +11.2% |
| 2029 | ~$1,915,611 | ~$1,915,611 | ~2.0465% | ~$39,203 | +15.2% |
| 2030 | ~$1,984,694 | ~$1,984,694 | ~2.0465% | ~$40,616 | +19.4% |
| 2026 | ~$1,788,956 | ~$1,788,956 | ~1.9977% | ~$35,737 | +7.6% |
| 2027 | ~$1,925,030 | ~$1,925,030 | ~1.9488% | ~$37,516 | +15.8% |
| 2028 | ~$2,071,455 | ~$2,071,455 | ~1.9000% | ~$39,358 | +24.6% |
| 2029 | ~$2,229,017 | ~$2,229,017 | ~1.8512% | ~$41,263 | +34.1% |
| 2030 | ~$2,398,564 | ~$2,398,564 | ~1.8024% | ~$43,231 | +44.3% |
In 2025, this property's market value of $1,662,500 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +17% 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 | $1,662,500 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,308,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,229,614 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,188,386 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,336,600 | $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.