2118 S CONGRESS AVE TX 78704
| Owner | 2130 S CONGRESS HOLDINGS LTD |
|---|---|
| Parcel ID | 0402011605 |
| Short ID | 303633 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 1,305 SF |
| Land SF | 7,747 SF |
| Acres | 0.178 |
| Year Built | 1990 |
| Legal | LOT 5 BLK A RICHARDSON P L |
| Neighborhood | 1SC2 |
| Land | $1,316,990 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,316,990 |
| Improvement | $56,308 |
|---|---|
| Total Improvement | $56,308 |
| Market | $1,373,298 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,373,298 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,373,298 |
| Taxable Value | $1,373,298 |
|---|
Appreciation: Market value has risen +62.4% from $845,500 (2021) to $1,373,298 (2025), a CAGR of 12.9% 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 $28,104. 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 96% of market value ($1,316,990 land vs $56,308 improvements), about $170/SF of land. With value concentrated in the land under a ~36-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 $1,373,298, 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 +12.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,518,134 by 2030, with an estimated annual tax burden around $41,663. 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 | 1,305 SF | ✓ |
| 031C | GARAGE DET 1ST COMM | 760 SF | ✓ |
| 501 | CANOPY | 50 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% | $12,705.75 | $12,705.75 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $7,196.31 | $7,196.31 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,161.47 | $5,161.47 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,620.81 | $1,620.81 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,419.99 | $1,419.99 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $28,104.33 | $28,104.33 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,334,610 | $1,373,298 | -2.8% |
| Assessed Value | $1,334,610 | $1,373,298 | -2.8% |
| Land Value | $1,316,990 | $1,316,990 | +0.0% |
| Improvement Value | $17,620 | $56,308 | -68.7% |
| Taxable Value | $1,334,610 | $1,373,298 | -2.8% |
| Total Tax 2026 = estimate |
~$27,313
Estimated
|
~$28,104
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,334,610 | $1,334,610 | +0 (+0.0%) |
| Taxable Value | $1,334,610 | $1,334,610 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,334,610 | $1,316,990 | $17,620 | — | $1,334,610 | $1,334,610 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,373,298 | $1,316,990 | $56,308 | — | $1,373,298 | $1,373,298 | ~$28,104 | Partial |
| 2024 | $1,316,990 | — | — | — | $1,316,990 | $— | $26,736 | Verified |
| 2023 | $750,591 | — | — | — | $1,316,990 ! | $— | $23,828 | Verified |
| 2022 | $845,500 | — | — | −$94,909 | $750,591 | $— | $14,824 | Verified |
| 2021 | $845,500 | — | — | −$32,065 | $813,435 | $— | $18,404 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -2.8% | -2.8% | ~100% | Not available | Partial |
| 2025 | +1.8% | +1.8% | ~100% | Not available | Partial |
| 2024 | -3.4% | -3.4% | ~100% | 1.9800% | Verified |
| 2023 | +60.1% | +60.1% | ~100% | 1.7100% | Verified |
| 2022 | +3.2% | +3.2% | ~100% | 1.7000% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +62.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -2.8% | +13.2% | +13.5% | +75.5% | 2024 | -11.2% | 2023 |
| Assessment Ratio | 100.0% | 110.1% | — | 175.5% | 2023 | 88.8% | 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 |
$28,104 | $22,379 | ~$35,833 | $28,104 | 2025 | $14,824 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,550,342 | ~$1,510,628 | ~2.0139% | ~$30,423 | +12.9% |
| 2027 | ~$1,750,211 | ~$1,661,691 | ~1.9814% | ~$32,925 | +27.4% |
| 2028 | ~$1,975,846 | ~$1,827,860 | ~1.9488% | ~$35,622 | +43.9% |
| 2029 | ~$2,230,571 | ~$2,010,646 | ~1.9163% | ~$38,530 | +62.4% |
| 2030 | ~$2,518,134 | ~$2,211,710 | ~1.8837% | ~$41,663 | +83.4% |
| 2026 | ~$1,522,876 | ~$1,510,628 | ~2.0465% | ~$30,915 | +10.9% |
| 2027 | ~$1,688,746 | ~$1,661,691 | ~2.0465% | ~$34,006 | +23.0% |
| 2028 | ~$1,872,683 | ~$1,827,860 | ~2.0465% | ~$37,407 | +36.4% |
| 2029 | ~$2,076,654 | ~$2,010,646 | ~2.0465% | ~$41,148 | +51.2% |
| 2030 | ~$2,302,841 | ~$2,211,710 | ~2.0465% | ~$45,262 | +67.7% |
| 2026 | ~$1,577,808 | ~$1,510,628 | ~1.9977% | ~$30,177 | +14.9% |
| 2027 | ~$1,812,774 | ~$1,661,691 | ~1.9488% | ~$32,384 | +32.0% |
| 2028 | ~$2,082,730 | ~$1,827,860 | ~1.9000% | ~$34,730 | +51.7% |
| 2029 | ~$2,392,889 | ~$2,010,646 | ~1.8512% | ~$37,221 | +74.2% |
| 2030 | ~$2,749,235 | ~$2,211,710 | ~1.8024% | ~$39,863 | +100.2% |
In 2025, this property's market value of $1,373,298 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -3% 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 | $1,373,298 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,316,990 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $750,591 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $845,500 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $845,500 | $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.