2602 S CONGRESS AVE TX 78704
| Owner | AZO-A LP |
|---|---|
| Parcel ID | 0404020441 |
| Short ID | 305583 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 5,326 SF |
| Land SF | 18,743 SF |
| Acres | 0.430 |
| Year Built | 1983 |
| Legal | LOT 2A OAK GLEN II |
| Neighborhood | 20AUTO |
| Land | $2,436,590 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,436,590 |
| Improvement | $63,410 |
|---|---|
| Total Improvement | $63,410 |
| Market | $2,500,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,500,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,500,000 |
| Taxable Value | $2,500,000 |
|---|
Appreciation: Market value has risen +56.5% from $1,597,500 (2021) to $2,500,000 (2025), a CAGR of 11.8% 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 $51,162. 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 ($2,436,590 land vs $63,410 improvements), about $130/SF of land. With value concentrated in the land under a ~43-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 $2,500,000, 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 +11.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,375,865 by 2030, with an estimated annual tax burden around $75,845. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 7,800 SF | ✗ |
| 1ST | 1st Floor | 5,326 SF | ✓ |
| 501 | CANOPY | 114 SF | ✗ |
| 482 | LIGHT POLES | 3 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% | $23,130.00 | $23,130.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $13,100.43 | $13,100.43 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9,396.13 | $9,396.13 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,950.58 | $2,950.58 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,585.00 | $2,585.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $51,162.14 | $51,162.14 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,500,000 | $2,500,000 | +0.0% |
| Assessed Value | $2,500,000 | $2,500,000 | +0.0% |
| Land Value | $2,436,590 | $2,436,590 | +0.0% |
| Improvement Value | $63,410 | $63,410 | +0.0% |
| Taxable Value | $2,500,000 | $2,500,000 | +0.0% |
| Total Tax 2026 = estimate |
~$51,162
Estimated
|
~$51,162
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,509,371 | $2,500,000 | -9,371 (-0.4%) |
| Taxable Value | $2,509,371 | $2,500,000 | -9,371 (-0.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,500,000 | $2,436,590 | $63,410 | — | $2,500,000 | $2,500,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,500,000 | $2,436,590 | $63,410 | — | $2,500,000 | $2,500,000 | ~$51,162 | Partial |
| 2024 | $2,500,000 | — | — | −$63,410 | $2,436,590 | $— | $49,545 | Verified |
| 2023 | $1,383,299 | — | — | — | $2,436,590 ! | $— | $45,231 | Verified |
| 2022 | $1,553,200 | — | — | −$53,760 | $1,499,440 | $— | $27,503 | Verified |
| 2021 | $1,597,500 | — | — | −$98,060 | $1,499,440 | $— | $29,407 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.4% | +0.4% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -3.0% | -3.0% | ~100% | 1.9800% | Verified |
| 2023 | +64.2% | +64.2% | ~100% | 1.7500% | Verified |
| 2022 | +1.1% | +1.1% | ~100% | 1.7500% | Verified |
| 2021 | base year | — | ~100% | 1.8400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +61.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +13.4% | +11.8% | +80.7% | 2024 | -10.9% | 2023 |
| Assessment Ratio | 100.0% | 110.7% | — | 176.1% | 2023 | 93.9% | 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 |
$51,162 | $40,570 | ~$65,231 | $51,162 | 2025 | $27,503 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,796,178 | ~$2,750,000 | ~2.0139% | ~$55,383 | +11.8% |
| 2027 | ~$3,127,444 | ~$3,025,000 | ~1.9814% | ~$59,937 | +25.1% |
| 2028 | ~$3,497,956 | ~$3,327,500 | ~1.9488% | ~$64,848 | +39.9% |
| 2029 | ~$3,912,363 | ~$3,660,250 | ~1.9163% | ~$70,141 | +56.5% |
| 2030 | ~$4,375,865 | ~$4,026,275 | ~1.8837% | ~$75,845 | +75.0% |
| 2026 | ~$2,746,178 | ~$2,746,178 | ~2.0465% | ~$56,200 | +9.8% |
| 2027 | ~$3,016,597 | ~$3,016,597 | ~2.0465% | ~$61,734 | +20.7% |
| 2028 | ~$3,313,645 | ~$3,313,645 | ~2.0465% | ~$67,813 | +32.5% |
| 2029 | ~$3,639,943 | ~$3,639,943 | ~2.0465% | ~$74,491 | +45.6% |
| 2030 | ~$3,998,373 | ~$3,998,373 | ~2.0465% | ~$81,826 | +59.9% |
| 2026 | ~$2,846,178 | ~$2,750,000 | ~1.9977% | ~$54,936 | +13.8% |
| 2027 | ~$3,240,291 | ~$3,025,000 | ~1.9488% | ~$58,952 | +29.6% |
| 2028 | ~$3,688,978 | ~$3,327,500 | ~1.9000% | ~$63,223 | +47.6% |
| 2029 | ~$4,199,795 | ~$3,660,250 | ~1.8512% | ~$67,758 | +68.0% |
| 2030 | ~$4,781,346 | ~$4,026,275 | ~1.8024% | ~$72,568 | +91.3% |
In 2025, this property's market value of $2,500,000 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +76% 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 | $2,500,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,500,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,383,299 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,553,200 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,597,500 | $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.