2400 S CONGRESS AVE TX 78704
| Owner | HEB LP |
|---|---|
| Parcel ID | 0404020444 |
| Short ID | 305585 |
| Type | Real |
| Use Code | 44 Grocery Store |
| Valuation | Income |
| Improvement SF | 143,385 SF |
| Land SF | 330,811 SF |
| Acres | 7.594 |
| Year Built | 2023 |
| Legal | 7.5944 AC OF LOT 1&2 BLK A HEB/CONGRESS & OLTORF SUBD NO 2 |
| Neighborhood | 44CEN |
| Land | $28,426,575 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $28,426,575 |
| Improvement | $1,179,911 |
|---|---|
| Total Improvement | $1,179,911 |
| Market | $29,606,486 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $29,606,486 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $29,606,486 |
| Taxable Value | $29,606,486 |
|---|
Appreciation: Market value has risen +43.4% from $20,650,000 (2021) to $29,606,486 (2025), a CAGR of 9.4% 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 $605,892. 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 ($28,426,575 land vs $1,179,911 improvements), about $86/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $29,606,486, 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 +9.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $46,448,359 by 2030, with an estimated annual tax burden around $874,967. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 143,385 SF | ✓ |
| 387 | PARKING GAR UNDR | 143,385 SF | ✓ |
| 276 | ELEVATOR COM PAS | 4 SF | ✓ |
| 277 | ESCALATOR | 2 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% | $273,919.21 | $273,919.21 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $155,143.02 | $155,143.02 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $111,274.50 | $111,274.50 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $34,942.46 | $34,942.46 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $30,613.11 | $30,613.11 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $605,892.30 | $605,892.30 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $30,536,287 | $29,606,486 | +3.1% |
| Assessed Value | $30,536,287 | $29,606,486 | +3.1% |
| Land Value | $28,426,575 | $28,426,575 | +0.0% |
| Improvement Value | $2,109,712 | $1,179,911 | +78.8% |
| Taxable Value | $30,536,287 | $29,606,486 | +3.1% |
| Total Tax 2026 = estimate |
~$624,921
Estimated
|
~$605,892
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $30,536,287 | $30,536,287 | +0 (+0.0%) |
| Taxable Value | $30,536,287 | $30,536,287 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $30,536,287 | $28,426,575 | $2,109,712 | — | $30,536,287 | $30,536,287 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $29,606,486 | $28,426,575 | $1,179,911 | — | $29,606,486 | $29,606,486 | ~$605,892 | Partial |
| 2024 | $27,000,000 | — | — | — | $37,902,100 ! | $— | $755,115 | Verified |
| 2023 | $19,768,267 | — | — | — | $30,000,000 ! | $— | $491,455 | Verified |
| 2022 | $19,768,287 | — | — | −$20 | $19,768,267 | $— | $390,408 | Verified |
| 2021 | $20,650,000 | — | — | −$881,713 | $19,768,287 | $— | $431,658 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.1% | +3.1% | ~100% | Not available | Partial |
| 2025 | -26.0% | -26.0% | ~100% | Not available | Partial |
| 2024 | +33.3% | +33.3% | ~100% | 1.8900% | Verified |
| 2023 | +51.8% | +51.8% | ~100% | 1.6400% | Verified |
| 2022 | -6.2% | -6.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.0900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +40.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +3.1% | +9.0% | +8.8% | +36.6% | 2024 | -4.3% | 2022 |
| Assessment Ratio | 100.0% | 114.6% | — | 151.8% | 2023 | 95.7% | 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 |
$605,892 | $534,906 | ~$759,847 | $755,115 | 2024 | $390,408 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$32,396,908 | ~$32,396,908 | ~2.0139% | ~$652,453 | +9.4% |
| 2027 | ~$35,450,329 | ~$35,450,329 | ~1.9814% | ~$702,409 | +19.7% |
| 2028 | ~$38,791,535 | ~$38,791,535 | ~1.9488% | ~$755,985 | +31.0% |
| 2029 | ~$42,447,652 | ~$42,447,652 | ~1.9163% | ~$813,421 | +43.4% |
| 2030 | ~$46,448,359 | ~$46,448,359 | ~1.8837% | ~$874,967 | +56.9% |
| 2026 | ~$31,804,779 | ~$31,804,779 | ~2.0465% | ~$650,880 | +7.4% |
| 2027 | ~$34,166,295 | ~$34,166,295 | ~2.0465% | ~$699,208 | +15.4% |
| 2028 | ~$36,703,155 | ~$36,703,155 | ~2.0465% | ~$751,125 | +24.0% |
| 2029 | ~$39,428,378 | ~$39,428,378 | ~2.0465% | ~$806,896 | +33.2% |
| 2030 | ~$42,355,950 | ~$42,355,950 | ~2.0465% | ~$866,808 | +43.1% |
| 2026 | ~$32,989,038 | ~$32,567,135 | ~1.9977% | ~$650,581 | +11.4% |
| 2027 | ~$36,758,048 | ~$35,823,848 | ~1.9488% | ~$698,149 | +24.2% |
| 2028 | ~$40,957,668 | ~$39,406,233 | ~1.9000% | ~$748,725 | +38.3% |
| 2029 | ~$45,637,097 | ~$43,346,856 | ~1.8512% | ~$802,434 | +54.1% |
| 2030 | ~$50,851,152 | ~$47,681,542 | ~1.8024% | ~$859,398 | +71.8% |
In 2025, this property's market value of $29,606,486 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 21× 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 | $29,606,486 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $27,000,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $19,768,267 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $19,768,287 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $20,650,000 | $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.