1806 S CONGRESS AVE TX 78704
| Owner | 1802 SOCO LLC |
|---|---|
| Parcel ID | 0402010403 |
| Short ID | 303503 |
| Type | Real |
| Use Code | 83 Service / Repair Garage |
| Valuation | Income |
| Improvement SF | 1,850 SF |
| Land SF | 13,812 SF |
| Acres | 0.317 |
| Year Built | 1970 |
| Legal | LOT 3-4 BLK 30 SWISHER ADDN |
| Neighborhood | 83CEN |
| Land | $2,486,160 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,486,160 |
| Improvement | $1 |
|---|---|
| Total Improvement | $1 |
| Market | $2,486,161 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,486,161 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,486,161 |
| Taxable Value | $2,486,161 |
|---|
Appreciation: Market value has risen +1816.9% from $129,698 (2021) to $2,486,161 (2025), a CAGR of 109.2% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2022), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Land/Vacant parcel countywide rose +487.2%, so this parcel has outpaced the broader land/vacant 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 $50,879. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Asset Class: Land / Vacant. 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 100% of market value ($2,486,160 land vs $1 improvements), about $180/SF of land. With value concentrated in the land under a ~56-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 $2,486,161, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant 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 +109.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $99,718,150 by 2030, with an estimated annual tax burden around $75,425. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 9,600 SF | ✗ |
| 1ST | 1st Floor | 1,850 SF | ✓ |
| SO | Sketch Only | 1,850 SF | ✗ |
| 541 | FENCE COMM LF | 180 SF | ✗ |
| 571C | STORAGE DET COMM | 150 SF | ✓ |
| 482 | LIGHT POLES | 3 SF | ✓ |
| 069 | CARPRT ATT FV | 1 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% | $23,001.96 | $23,001.96 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $13,027.91 | $13,027.91 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9,344.11 | $9,344.11 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,934.24 | $2,934.24 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,570.69 | $2,570.69 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $50,878.91 | $50,878.91 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,486,161 | $2,486,161 | +0.0% |
| Assessed Value | $2,486,161 | $2,486,161 | +0.0% |
| Land Value | $2,486,160 | $2,486,160 | +0.0% |
| Improvement Value | $1 | $1 | +0.0% |
| Taxable Value | $2,486,161 | $2,486,161 | +0.0% |
| Total Tax 2026 = estimate |
~$50,879
Estimated
|
~$50,879
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,725,706 | $2,486,161 | -239,545 (-8.8%) |
| Taxable Value | $2,725,706 | $2,486,161 | -239,545 (-8.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,486,161 | $2,486,160 | $1 | — | $2,486,161 | $2,486,161 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,486,161 | $2,486,160 | $1 | — | $2,486,161 | $2,486,161 | ~$50,879 | Partial |
| 2024 | $2,482,485 | — | — | — | — | $— | $49,291 | Verified |
| 2023 | $1,653,451 | — | — | — | — | $— | $44,914 | Verified |
| 2022 | $1,651,030 | — | — | — | — | $— | $32,654 | Verified |
| 2021 | $129,698 | — | — | — | — | $— | $35,938 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +9.6% | +9.6% | ~100% | Not available | Partial |
| 2025 | -0.0% | -0.0% | ~100% | Not available | Partial |
| 2024 | +0.2% | +0.2% | ~100% | 1.9800% | Verified |
| 2023 | +50.1% | +50.1% | ~100% | 1.8100% | Verified |
| 2022 | +0.1% | +0.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 27.7100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +50.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +244.7% | +109.2% | +1173.0% | 2022 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2025 | 100.0% | 2025 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$50,879 | $42,735 | ~$64,870 | $50,879 | 2025 | $32,654 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,202,095 | ~$2,734,777 | ~2.0139% | ~$55,077 | +109.2% |
| 2027 | ~$10,884,970 | ~$3,008,255 | ~1.9814% | ~$59,605 | +337.8% |
| 2028 | ~$22,775,936 | ~$3,309,080 | ~1.9488% | ~$64,489 | +816.1% |
| 2029 | ~$47,656,838 | ~$3,639,988 | ~1.9163% | ~$69,753 | +1816.9% |
| 2030 | ~$99,718,150 | ~$4,003,987 | ~1.8837% | ~$75,425 | +3910.9% |
| 2026 | ~$5,152,371 | ~$2,734,777 | ~2.0465% | ~$55,967 | +107.2% |
| 2027 | ~$10,677,881 | ~$3,008,255 | ~2.0465% | ~$61,563 | +329.5% |
| 2028 | ~$22,129,060 | ~$3,309,080 | ~2.0465% | ~$67,720 | +790.1% |
| 2029 | ~$45,860,721 | ~$3,639,988 | ~2.0465% | ~$74,492 | +1744.6% |
| 2030 | ~$95,042,703 | ~$4,003,987 | ~2.0465% | ~$81,941 | +3722.9% |
| 2026 | ~$5,251,818 | ~$2,734,777 | ~1.9977% | ~$54,632 | +111.2% |
| 2027 | ~$11,094,048 | ~$3,008,255 | ~1.9488% | ~$58,626 | +346.2% |
| 2028 | ~$23,435,296 | ~$3,309,080 | ~1.9000% | ~$62,873 | +842.6% |
| 2029 | ~$49,505,203 | ~$3,639,988 | ~1.8512% | ~$67,383 | +1891.2% |
| 2030 | ~$104,575,812 | ~$4,003,987 | ~1.8024% | ~$72,167 | +4106.3% |
In 2025, this property's market value of $2,486,161 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 29× the county median of $85,028. Land/Vacant here is the broad TCAD category — every land/vacant 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 | $2,486,161 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $2,482,485 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | $1,653,451 | $25,000 | $71,500 | $271,439 | ↑ Top 25% | +0.0% |
| 2022 | $1,651,030 | $15,000 | $55,000 | $180,463 | ↑ Top 25% | +100.0% |
| 2021 | $129,698 | $6,000 | $14,480 | $80,000 | ↑ 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.