1400 S CONGRESS AVE B TX 78704
| Owner | 78704 PARTNERS LTD |
|---|---|
| Parcel ID | 0400001504 |
| Short ID | 302188 |
| Type | Real |
| Use Code | 43 Strip Center (>10,000 SF) |
| Valuation | Income |
| Improvement SF | 33,990 SF |
| Land SF | 27,625 SF |
| Acres | 0.634 |
| Year Built | 2006 |
| Legal | LOT 1-4 & N 29.33FT OF LOT 5 BLK 14 SWISHER ADDN |
| Neighborhood | 43CEN |
| Land | $5,801,250 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $5,801,250 |
| Improvement | $13,685,835 |
|---|---|
| Total Improvement | $13,685,835 |
| Market | $19,487,085 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $19,487,085 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $19,487,085 |
| Taxable Value | $19,487,085 |
|---|
Appreciation: Market value has fallen -11.7% from $22,068,650 (2021) to $19,487,085 (2025), a CAGR of -3.1% 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 $398,800. 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 30% of market value ($5,801,250 land vs $13,685,835 improvements), about $210/SF of land. Most value sits in the improvements, so building condition, age (~20 yrs), and rent roll drive the underwriting.
Submarket Position: At $19,487,085, 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 -3.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $16,680,566 by 2030, with an estimated annual tax burden around $314,219. 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 | 15,700 SF | ✓ |
| 2ND | 2nd Floor | 11,255 SF | ✓ |
| 3RD | 3rd Floor | 7,035 SF | ✓ |
| 511 | DECK | 2,300 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% | $149,763.73 | $149,763.73 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $84,823.54 | $84,823.54 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $60,838.68 | $60,838.68 | Paid |
| P6N | — | — | — | — | — | — | $32,374.35 | $32,374.35 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $19,104.59 | $19,104.59 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $16,737.54 | $16,737.54 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $363,642.43 | $363,642.43 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $16,187,174 | $19,487,085 | -16.9% |
| Assessed Value | $16,187,174 | $19,487,085 | -16.9% |
| Land Value | $5,801,250 | $5,801,250 | +0.0% |
| Improvement Value | $10,385,924 | $13,685,835 | -24.1% |
| Taxable Value | $16,187,174 | $19,487,085 | -16.9% |
| Total Tax 2026 = estimate |
~$331,268
Estimated
|
~$363,642
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $19,902,503 | $16,187,174 | -3,715,329 (-18.7%) |
| Taxable Value | $19,902,503 | $16,187,174 | -3,715,329 (-18.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $16,187,174 | $5,801,250 | $10,385,924 | — | $16,187,174 | $16,187,174 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $19,487,085 | $5,801,250 | $13,685,835 | — | $19,487,085 | $19,487,085 | ~$363,642 | Partial |
| 2024 | $15,387,253 | — | — | −$9,586,003 | $5,801,250 | $— | $419,258 | Verified |
| 2023 | $19,500,000 | — | — | −$13,698,750 | $5,801,250 | $— | $309,168 | Verified |
| 2022 | $20,364,104 | — | — | −$17,187,229 | $3,176,875 | $— | $424,110 | Verified |
| 2021 | $22,068,650 | — | — | −$18,891,775 | $3,176,875 | $— | $483,989 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +2.1% | +2.1% | ~100% | Not available | Partial |
| 2025 | +1.4% | +1.4% | ~100% | Not available | Partial |
| 2024 | +24.9% | +24.9% | ~100% | 2.1800% | Verified |
| 2023 | -21.1% | -21.1% | ~100% | 2.0100% | Verified |
| 2022 | -4.2% | -4.2% | ~100% | 2.1700% | Verified |
| 2021 | base year | — | ~100% | 2.1900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -4.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -16.9% | -4.7% | +0.9% | +26.6% | 2025 | -21.1% | 2024 |
| Assessment Ratio | 100.0% | 49.6% | — | 100.0% | 2025 | 14.4% | 2021 |
| Effective Tax Rate (2025) | 1.8700% | 1.8700% | — | 1.8700% | 2025 | 1.8700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$363,642 | $400,034 | ~$346,635 | $483,989 | 2021 | $309,168 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$18,890,335 | ~$18,890,335 | ~2.0139% | ~$380,439 | -3.1% |
| 2027 | ~$18,311,859 | ~$18,311,859 | ~1.9814% | ~$362,829 | -6.0% |
| 2028 | ~$17,751,098 | ~$17,751,098 | ~1.9488% | ~$345,940 | -8.9% |
| 2029 | ~$17,207,508 | ~$17,207,508 | ~1.9163% | ~$329,746 | -11.7% |
| 2030 | ~$16,680,566 | ~$16,680,566 | ~1.8837% | ~$314,219 | -14.4% |
| 2026 | ~$18,512,731 | ~$18,512,731 | ~2.0465% | ~$378,860 | -5.0% |
| 2027 | ~$17,587,094 | ~$17,587,094 | ~2.0465% | ~$359,917 | -9.8% |
| 2028 | ~$16,707,740 | ~$16,707,740 | ~2.0465% | ~$341,921 | -14.3% |
| 2029 | ~$15,872,353 | ~$15,872,353 | ~2.0465% | ~$324,825 | -18.5% |
| 2030 | ~$15,078,735 | ~$15,078,735 | ~2.0465% | ~$308,584 | -22.6% |
| 2026 | ~$19,280,077 | ~$19,280,077 | ~1.9977% | ~$385,151 | -1.1% |
| 2027 | ~$19,075,267 | ~$19,075,267 | ~1.9488% | ~$371,746 | -2.1% |
| 2028 | ~$18,872,634 | ~$18,872,634 | ~1.9000% | ~$358,583 | -3.2% |
| 2029 | ~$18,672,152 | ~$18,672,152 | ~1.8512% | ~$345,658 | -4.2% |
| 2030 | ~$18,473,801 | ~$18,473,801 | ~1.8024% | ~$332,966 | -5.2% |
In 2025, this property's market value of $19,487,085 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 14× 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 | $19,487,085 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $15,387,253 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $19,500,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $20,364,104 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $22,068,650 | $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.