1608 CONGRESS AVE 78704
| Owner | CONDUIT ATX LLC |
|---|---|
| Parcel ID | 0400002802 |
| Short ID | 954251 |
| Type | Real |
| Use Code | 43 Strip Center (>10,000 SF) |
| Valuation | Income |
| Improvement SF | 11,665 SF |
| Land SF | 15,094 SF |
| Acres | 0.347 |
| Year Built | 2020 |
| Legal | UNIT 1 CONDUIT ADDITION CONDOMINIUMS 80.86%INT IN COMMON AREA |
| Neighborhood | CEN |
| Land | $3,018,734 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,018,734 |
| Improvement | $300,000 |
|---|---|
| Total Improvement | $300,000 |
| Market | $3,318,734 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,318,734 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,318,734 |
| Taxable Value | $3,318,734 |
|---|
Appreciation: Market value has risen +87.4% from $1,771,277 (2023) to $3,318,734 (2025), a CAGR of 36.9% over 2 years. This is strong appreciation — well above typical inflation. 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 +0.2%, 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 $67,917. 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 91% of market value ($3,018,734 land vs $300,000 improvements), about $200/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $3,318,734, 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 +36.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $15,947,307 by 2030, with an estimated annual tax burden around $100,683. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 2ND | 2nd Floor | 5,428 SF | ✓ |
| 187 | PARKING GARAGE | 4,010 SF | ✓ |
| 3RD | 3rd Floor | 4,007 SF | ✓ |
| 612C | TERRACE UNCOVERD COMM | 2,695 SF | ✗ |
| 1ST | 1st Floor | 2,230 SF | ✓ |
Market value changed by 120% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $30,704.93 | $30,704.93 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $17,390.73 | $17,390.73 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $12,473.30 | $12,473.30 | Paid |
| P6N | — | — | — | — | — | — | $6,637.47 | $6,637.47 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,916.87 | $3,916.87 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,431.57 | $3,431.57 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $74,554.87 | $74,554.87 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,386,000 | $3,318,734 | +2.0% |
| Assessed Value | $3,386,000 | $3,318,734 | +2.0% |
| Land Value | $3,018,734 | $3,018,734 | +0.0% |
| Improvement Value | $367,266 | $300,000 | +22.4% |
| Taxable Value | $3,386,000 | $3,318,734 | +2.0% |
| Total Tax 2026 = estimate |
~$69,294
Estimated
|
~$74,555
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,386,000 | $3,386,000 | +0 (+0.0%) |
| Taxable Value | $3,386,000 | $3,386,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,386,000 | $3,018,734 | $367,266 | — | $3,386,000 | $3,386,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,318,734 | $3,018,734 | $300,000 | — | $3,318,734 | $3,318,734 | ~$74,555 | Partial |
| 2024 | $3,900,000 | — | — | −$881,266 | $3,018,734 | $— | $72,409 | Verified |
| 2023 | $1,771,277 | — | — | — | $3,018,734 ! | $— | $78,361 | Verified |
| 2022 | $— | — | — | — | $1,022,693 | $— | $38,524 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +2.0% | +2.0% | ~100% | Not available | Partial |
| 2025 | -19.8% | -19.8% | ~100% | Not available | Partial |
| 2024 | +6.2% | +6.2% | ~100% | 1.7500% | Verified |
| 2023 | +120.2% ! | +120.2% | ~100% | 2.0100% | Verified |
| 2022 | base year | — | ~100% | 2.1700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +87.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +2.0% | +35.8% | +36.3% | +120.2% | 2024 | -14.9% | 2025 |
| Assessment Ratio | 100.0% | 112.0% | — | 170.4% | 2023 | 77.4% | 2024 |
| 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 |
$74,555 | $75,108 | ~$86,593 | $78,361 | 2023 | $72,409 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,542,714 | ~$3,650,607 | ~2.0139% | ~$73,521 | +36.9% |
| 2027 | ~$6,218,110 | ~$4,015,668 | ~1.9814% | ~$79,566 | +87.4% |
| 2028 | ~$8,511,408 | ~$4,417,235 | ~1.9488% | ~$86,085 | +156.5% |
| 2029 | ~$11,650,495 | ~$4,858,958 | ~1.9163% | ~$93,112 | +251.1% |
| 2030 | ~$15,947,307 | ~$5,344,854 | ~1.8837% | ~$100,683 | +380.5% |
| 2026 | ~$4,476,340 | ~$3,650,607 | ~2.0465% | ~$74,709 | +34.9% |
| 2027 | ~$6,037,729 | ~$4,015,668 | ~2.0465% | ~$82,180 | +81.9% |
| 2028 | ~$8,143,746 | ~$4,417,235 | ~2.0465% | ~$90,398 | +145.4% |
| 2029 | ~$10,984,361 | ~$4,858,958 | ~2.0465% | ~$99,438 | +231.0% |
| 2030 | ~$14,815,809 | ~$5,344,854 | ~2.0465% | ~$109,382 | +346.4% |
| 2026 | ~$4,609,089 | ~$3,650,607 | ~1.9977% | ~$72,927 | +38.9% |
| 2027 | ~$6,401,146 | ~$4,015,668 | ~1.9488% | ~$78,259 | +92.9% |
| 2028 | ~$8,889,972 | ~$4,417,235 | ~1.9000% | ~$83,928 | +167.9% |
| 2029 | ~$12,346,477 | ~$4,858,958 | ~1.8512% | ~$89,949 | +272.0% |
| 2030 | ~$17,146,903 | ~$5,344,854 | ~1.8024% | ~$96,334 | +416.7% |
In 2025, this property's market value of $3,318,734 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +134% 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 | $3,318,734 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $3,900,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $1,771,277 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |
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.