1920 S CONGRESS AVE TX 78704
| Owner | TWENTY FOUR EIGHT PROPERTIES LTD |
|---|---|
| Parcel ID | 0402010805 |
| Short ID | 303559 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 2,108 SF |
| Land SF | 13,812 SF |
| Acres | 0.317 |
| Year Built | 1946 |
| Legal | LOT 5-6 BLK 35 SWEETMAN R L ADDN |
| Neighborhood | 32CEN |
| Land | $2,486,160 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,486,160 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,800,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,800,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,800,000 |
| Taxable Value | $1,800,000 |
|---|
Appreciation: Market value has risen +20.1% from $1,499,335 (2021) to $1,800,000 (2025), a CAGR of 4.7% over 4 years. This represents moderate, steady growth. 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 $36,837. Austin ISD is the largest single contributor, at 45.2% 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 138% of market value ($2,486,160 land vs $0 improvements), about $180/SF of land. With value concentrated in the land under a ~80-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 $1,800,000, 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 +4.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,261,985 by 2030, with an estimated annual tax burden around $42,610. 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 | 5,700 SF | ✗ |
| 1ST | 1st Floor | 2,108 SF | ✓ |
| 611 | TERRACE | 812 SF | ✗ |
| 501 | CANOPY | 576 SF | ✗ |
| 511 | DECK | 314 SF | ✗ |
| 327 | STORAGE COMM'L | 80 SF | ✓ |
| 541 | FENCE COMM LF | 38 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% | $16,653.60 | $16,653.60 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $9,432.31 | $9,432.31 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,765.21 | $6,765.21 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,124.41 | $2,124.41 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,861.20 | $1,861.20 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $36,836.73 | $36,836.73 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,800,000 | $1,800,000 | +0.0% |
| Assessed Value | $1,800,000 | $1,800,000 | +0.0% |
| Land Value | $2,486,160 | $2,486,160 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,800,000 | $1,800,000 | +0.0% |
| Total Tax 2026 = estimate |
~$36,837
Estimated
|
~$36,837
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,533,259 | $1,800,000 | -733,259 (-28.9%) |
| Taxable Value | $2,160,000 | $1,800,000 | -360,000 (-16.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,800,000 | $2,486,160 | — | — | $1,800,000 | $1,800,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,800,000 | $2,486,160 | — | — | $1,800,000 | $1,800,000 | ~$36,837 | Partial |
| 2024 | $2,300,000 | — | — | — | $2,344,455 ! | $— | $46,463 | Verified |
| 2023 | $1,515,989 | — | — | — | $2,300,000 ! | $— | $41,613 | Verified |
| 2022 | $1,516,478 | — | — | −$66,218 | $1,450,260 | $— | $29,940 | Verified |
| 2021 | $1,499,335 | — | — | −$49,075 | $1,450,260 | $— | $33,009 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +40.7% | +20.0% | 85.3% | Not available | Partial |
| 2025 | -23.2% | -23.2% | ~100% | Not available | Partial |
| 2024 | +1.9% | +1.9% | ~100% | 1.9800% | Verified |
| 2023 | +47.2% | +47.2% | ~100% | 1.8100% | Verified |
| 2022 | +3.0% | +3.0% | ~100% | 1.9200% | Verified |
| 2021 | base year | — | ~100% | 2.2000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +18.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +6.2% | +4.7% | +51.7% | 2024 | -21.7% | 2025 |
| Assessment Ratio | 100.0% | 107.6% | — | 151.7% | 2023 | 95.6% | 2022 |
| 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 |
$36,837 | $37,572 | ~$40,255 | $46,463 | 2024 | $29,940 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,884,152 | ~$1,884,152 | ~2.0139% | ~$37,946 | +4.7% |
| 2027 | ~$1,972,238 | ~$1,972,238 | ~1.9814% | ~$39,078 | +9.6% |
| 2028 | ~$2,064,443 | ~$2,064,443 | ~1.9488% | ~$40,233 | +14.7% |
| 2029 | ~$2,160,958 | ~$2,160,958 | ~1.9163% | ~$41,410 | +20.1% |
| 2030 | ~$2,261,985 | ~$2,261,985 | ~1.8837% | ~$42,610 | +25.7% |
| 2026 | ~$1,848,152 | ~$1,848,152 | ~2.0465% | ~$37,822 | +2.7% |
| 2027 | ~$1,897,592 | ~$1,897,592 | ~2.0465% | ~$38,834 | +5.4% |
| 2028 | ~$1,948,355 | ~$1,948,355 | ~2.0465% | ~$39,873 | +8.2% |
| 2029 | ~$2,000,476 | ~$2,000,476 | ~2.0465% | ~$40,939 | +11.1% |
| 2030 | ~$2,053,991 | ~$2,053,991 | ~2.0465% | ~$42,035 | +14.1% |
| 2026 | ~$1,920,152 | ~$1,920,152 | ~1.9977% | ~$38,358 | +6.7% |
| 2027 | ~$2,048,325 | ~$2,048,325 | ~1.9488% | ~$39,919 | +13.8% |
| 2028 | ~$2,185,053 | ~$2,185,053 | ~1.9000% | ~$41,516 | +21.4% |
| 2029 | ~$2,330,907 | ~$2,330,907 | ~1.8512% | ~$43,150 | +29.5% |
| 2030 | ~$2,486,498 | ~$2,486,498 | ~1.8024% | ~$44,816 | +38.1% |
In 2025, this property's market value of $1,800,000 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +27% 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 | $1,800,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,300,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,515,989 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,516,478 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,499,335 | $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.