2620 S CONGRESS AVE TX 78704
| Owner | SCI TEXAS FUNERAL SERVICES LLC |
|---|---|
| Parcel ID | 0404020434 |
| Short ID | 305577 |
| Type | Real |
| Use Code | 91 Mortuary / Funeral Home |
| Valuation | Income |
| Improvement SF | 12,906 SF |
| Land SF | 53,534 SF |
| Acres | 1.229 |
| Year Built | 1976 |
| Legal | LOT 4 OAK GLEN |
| Neighborhood | 91MOR |
| Land | $6,959,420 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $6,959,420 |
| Improvement | $128,828 |
|---|---|
| Total Improvement | $128,828 |
| Market | $7,088,248 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $7,088,248 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $7,088,248 |
| Taxable Value | $7,088,248 |
|---|
Appreciation: Market value has risen +60.7% from $4,409,756 (2021) to $7,088,248 (2025), a CAGR of 12.6% 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 $145,060. 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 98% of market value ($6,959,420 land vs $128,828 improvements), about $130/SF of land. With value concentrated in the land under a ~50-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 $7,088,248, this parcel sits in the top quartile (≥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 +12.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $12,829,045 by 2030, with an estimated annual tax burden around $215,042. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 25,000 SF | ✗ |
| 1ST | 1st Floor | 12,906 SF | ✓ |
| 501 | CANOPY | 2,231 SF | ✗ |
| 041C | GARAGE ATT 1ST COMM | 1,668 SF | ✓ |
| 571C | STORAGE DET COMM | 640 SF | ✓ |
| 611 | TERRACE | 80 SF | ✗ |
Market value changed by 77% 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% | $65,580.47 | $65,580.47 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $37,143.62 | $37,143.62 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $26,640.83 | $26,640.83 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $8,365.76 | $8,365.76 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $7,329.25 | $7,329.25 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $145,059.93 | $145,059.93 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $7,088,248 | $7,088,248 | +0.0% |
| Assessed Value | $7,088,248 | $7,088,248 | +0.0% |
| Land Value | $6,959,420 | $6,959,420 | +0.0% |
| Improvement Value | $128,828 | $128,828 | +0.0% |
| Taxable Value | $7,088,248 | $7,088,248 | +0.0% |
| Total Tax 2026 = estimate |
~$145,060
Estimated
|
~$145,060
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $7,752,975 | $7,088,248 | -664,727 (-8.6%) |
| Taxable Value | $7,752,975 | $7,088,248 | -664,727 (-8.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $7,088,248 | $6,959,420 | $128,828 | — | $7,088,248 | $7,088,248 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $7,088,248 | $6,959,420 | $128,828 | — | $7,088,248 | $7,088,248 | ~$145,060 | Partial |
| 2024 | $7,000,000 | — | — | −$40,580 | $6,959,420 | $— | $138,727 | Verified |
| 2023 | $4,409,756 | — | — | — | $6,959,420 ! | $— | $126,647 | Verified |
| 2022 | $4,409,756 | — | — | −$127,036 | $4,282,720 | $— | $87,089 | Verified |
| 2021 | $4,409,756 | — | — | −$127,036 | $4,282,720 | $— | $95,986 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +9.4% | +9.4% | ~100% | Not available | Partial |
| 2025 | +1.3% | +1.3% | ~100% | Not available | Partial |
| 2024 | -10.2% | -10.2% | ~100% | 1.9800% | Verified |
| 2023 | +76.7% ! | +76.7% | ~100% | 1.6300% | Verified |
| 2022 | -0.7% | -0.7% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +59.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +12.0% | +12.6% | +58.7% | 2024 | +0.0% | 2022 |
| Assessment Ratio | 100.0% | 108.6% | — | 157.8% | 2023 | 97.1% | 2021 |
| 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 |
$145,060 | $118,702 | ~$184,948 | $145,060 | 2025 | $87,089 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$7,981,233 | ~$7,797,073 | ~2.0139% | ~$157,028 | +12.6% |
| 2027 | ~$8,986,717 | ~$8,576,780 | ~1.9814% | ~$169,939 | +26.8% |
| 2028 | ~$10,118,873 | ~$9,434,458 | ~1.9488% | ~$183,862 | +42.8% |
| 2029 | ~$11,393,660 | ~$10,377,904 | ~1.9163% | ~$198,871 | +60.7% |
| 2030 | ~$12,829,045 | ~$11,415,694 | ~1.8837% | ~$215,042 | +81.0% |
| 2026 | ~$7,839,468 | ~$7,797,073 | ~2.0465% | ~$159,566 | +10.6% |
| 2027 | ~$8,670,303 | ~$8,576,780 | ~2.0465% | ~$175,523 | +22.3% |
| 2028 | ~$9,589,191 | ~$9,434,458 | ~2.0465% | ~$193,075 | +35.3% |
| 2029 | ~$10,605,464 | ~$10,377,904 | ~2.0465% | ~$212,382 | +49.6% |
| 2030 | ~$11,729,442 | ~$11,415,694 | ~2.0465% | ~$233,620 | +65.5% |
| 2026 | ~$8,122,998 | ~$7,797,073 | ~1.9977% | ~$155,759 | +14.6% |
| 2027 | ~$9,308,802 | ~$8,576,780 | ~1.9488% | ~$167,148 | +31.3% |
| 2028 | ~$10,667,711 | ~$9,434,458 | ~1.9000% | ~$179,256 | +50.5% |
| 2029 | ~$12,224,994 | ~$10,377,904 | ~1.8512% | ~$192,115 | +72.5% |
| 2030 | ~$14,009,612 | ~$11,415,694 | ~1.8024% | ~$205,753 | +97.6% |
In 2025, this property's market value of $7,088,248 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 5× 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 | $7,088,248 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $7,000,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $4,409,756 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $4,409,756 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $4,409,756 | $517,750 | $1,142,600 | $2,780,453 | ↑ 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.