2114 S CONGRESS AVE TX 78704
| Owner | 2130 S CONGRESS HOLDINGS LTD |
|---|---|
| Parcel ID | 0402011603 |
| Short ID | 303631 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 1,444 SF |
| Land SF | 6,951 SF |
| Acres | 0.160 |
| Year Built | 1948 |
| Legal | LOT 3 BLK A RICHARDSON P L |
| Neighborhood | 1SC2 |
| Land | $1,181,670 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,181,670 |
| Improvement | $39,188 |
|---|---|
| Total Improvement | $39,188 |
| Market | $1,220,858 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,220,858 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,220,858 |
| Taxable Value | $1,220,858 |
|---|
Appreciation: Market value has risen +63.9% from $744,998 (2021) to $1,220,858 (2025), a CAGR of 13.1% over 4 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 +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 $24,985. 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 97% of market value ($1,181,670 land vs $39,188 improvements), about $170/SF of land. With value concentrated in the land under a ~78-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 $1,220,858, this parcel sits in the lower-middle (25th–50th 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 +13.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,263,616 by 2030, with an estimated annual tax burden around $37,038. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,444 SF | ✓ |
| 501 | CANOPY | 230 SF | ✗ |
| 551 | PAVED AREA | 230 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% | $11,295.38 | $11,295.38 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,397.50 | $6,397.50 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,588.53 | $4,588.53 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,440.89 | $1,440.89 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,262.37 | $1,262.37 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $24,984.67 | $24,984.67 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,204,697 | $1,220,858 | -1.3% |
| Assessed Value | $1,204,697 | $1,220,858 | -1.3% |
| Land Value | $1,181,670 | $1,181,670 | +0.0% |
| Improvement Value | $23,027 | $39,188 | -41.2% |
| Taxable Value | $1,204,697 | $1,220,858 | -1.3% |
| Total Tax 2026 = estimate |
~$24,654
Estimated
|
~$24,985
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,204,697 | $1,204,697 | +0 (+0.0%) |
| Taxable Value | $1,204,697 | $1,204,697 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,204,697 | $1,181,670 | $23,027 | — | $1,204,697 | $1,204,697 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,220,858 | $1,181,670 | $39,188 | — | $1,220,858 | $1,220,858 | ~$24,985 | Partial |
| 2024 | $1,181,670 | — | — | — | $1,181,670 | $— | $23,722 | Verified |
| 2023 | $672,851 | — | — | — | $1,181,670 ! | $— | $21,379 | Verified |
| 2022 | $745,173 | — | — | −$72,322 | $672,851 | $— | $13,288 | Verified |
| 2021 | $744,998 | — | — | −$15,143 | $729,855 | $— | $16,220 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -1.3% | -1.3% | ~100% | Not available | Partial |
| 2025 | +2.0% | +2.0% | ~100% | Not available | Partial |
| 2024 | -3.9% | -3.9% | ~100% | 1.9800% | Verified |
| 2023 | +60.9% | +60.9% | ~100% | 1.7200% | Verified |
| 2022 | +4.0% | +4.0% | ~100% | 1.7200% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +63.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.3% | +13.6% | +13.4% | +75.6% | 2024 | -9.7% | 2023 |
| Assessment Ratio | 100.0% | 110.6% | — | 175.6% | 2023 | 90.3% | 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 |
$24,985 | $19,919 | ~$31,855 | $24,985 | 2025 | $13,288 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,381,315 | ~$1,342,944 | ~2.0139% | ~$27,046 | +13.1% |
| 2027 | ~$1,562,860 | ~$1,477,238 | ~1.9814% | ~$29,270 | +28.0% |
| 2028 | ~$1,768,266 | ~$1,624,962 | ~1.9488% | ~$31,668 | +44.8% |
| 2029 | ~$2,000,669 | ~$1,787,458 | ~1.9163% | ~$34,253 | +63.9% |
| 2030 | ~$2,263,616 | ~$1,966,204 | ~1.8837% | ~$37,038 | +85.4% |
| 2026 | ~$1,356,898 | ~$1,342,944 | ~2.0465% | ~$27,483 | +11.1% |
| 2027 | ~$1,508,096 | ~$1,477,238 | ~2.0465% | ~$30,231 | +23.5% |
| 2028 | ~$1,676,143 | ~$1,624,962 | ~2.0465% | ~$33,255 | +37.3% |
| 2029 | ~$1,862,914 | ~$1,787,458 | ~2.0465% | ~$36,580 | +52.6% |
| 2030 | ~$2,070,498 | ~$1,966,204 | ~2.0465% | ~$40,238 | +69.6% |
| 2026 | ~$1,405,732 | ~$1,342,944 | ~1.9977% | ~$26,827 | +15.1% |
| 2027 | ~$1,618,601 | ~$1,477,238 | ~1.9488% | ~$28,789 | +32.6% |
| 2028 | ~$1,863,705 | ~$1,624,962 | ~1.9000% | ~$30,875 | +52.7% |
| 2029 | ~$2,145,925 | ~$1,787,458 | ~1.8512% | ~$33,089 | +75.8% |
| 2030 | ~$2,470,882 | ~$1,966,204 | ~1.8024% | ~$35,438 | +102.4% |
In 2025, this property's market value of $1,220,858 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -14% below 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 | $1,220,858 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,181,670 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $672,851 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $745,173 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $744,998 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below 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.