2424 S CONGRESS AVE TX 78704
| Owner | HAWKINS FAMILY PARTNERS L P |
|---|---|
| Parcel ID | 0404020447 |
| Short ID | 446507 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 8,516 SF |
| Land SF | 38,942 SF |
| Acres | 0.894 |
| Year Built | 2000 |
| Legal | LOT 3 BLK A HEB/CONGRESS & OLTORF SUBD NO 2 |
| Neighborhood | 20CEN |
| Land | $5,179,286 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $5,179,286 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $3,500,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,500,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,500,000 |
| Taxable Value | $3,500,000 |
|---|
Appreciation: Market value has risen +34.6% from $2,600,000 (2021) to $3,500,000 (2025), a CAGR of 7.7% over 4 years. This represents moderate, steady growth. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $71,627. 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 148% of market value ($5,179,286 land vs $0 improvements), about $133/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 $3,500,000, 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 +7.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,075,004 by 2030, with an estimated annual tax burden around $95,600. 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 | 12,400 SF | ✗ |
| 1ST | 1st Floor | 8,516 SF | ✓ |
| 501 | CANOPY | 896 SF | ✗ |
| 611 | TERRACE | 896 SF | ✗ |
| 482 | LIGHT POLES | 2 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
Market value changed by 79% 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% | $32,382.00 | $32,382.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $18,340.60 | $18,340.60 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $13,154.58 | $13,154.58 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,130.81 | $4,130.81 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,619.00 | $3,619.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $71,626.99 | $71,626.99 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,500,000 | $3,500,000 | +0.0% |
| Assessed Value | $3,500,000 | $3,500,000 | +0.0% |
| Land Value | $5,179,286 | $5,179,286 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $3,500,000 | $3,500,000 | +0.0% |
| Total Tax 2026 = estimate |
~$71,627
Estimated
|
~$71,627
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $5,329,138 | $3,500,000 | -1,829,138 (-34.3%) |
| Taxable Value | $4,200,000 | $3,500,000 | -700,000 (-16.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,500,000 | $5,179,286 | — | — | $3,500,000 | $3,500,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,500,000 | $5,179,286 | — | — | $3,500,000 | $3,500,000 | ~$71,627 | Partial |
| 2024 | $3,500,000 | — | — | — | $3,500,000 | $— | $69,364 | Verified |
| 2023 | $3,059,592 | — | — | — | $5,179,286 ! | $— | $63,324 | Verified |
| 2022 | $2,700,000 | — | — | — | $2,959,592 ! | $— | $60,425 | Verified |
| 2021 | $2,600,000 | — | — | — | $2,698,086 ! | $— | $58,770 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +52.3% | +20.0% | 78.8% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -36.0% | -36.0% | ~100% | 1.9800% | Verified |
| 2023 | +78.6% ! | +78.6% | ~100% | 1.1600% | Verified |
| 2022 | +3.3% | +3.3% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +18.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +6.3% | +7.7% | +14.4% | 2024 | +0.0% | 2025 |
| Assessment Ratio | 100.0% | 113.8% | — | 169.3% | 2023 | 100.0% | 2024 |
| 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 |
$71,627 | $64,702 | ~$85,503 | $71,627 | 2025 | $58,770 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,770,003 | ~$3,770,003 | ~2.0139% | ~$75,925 | +7.7% |
| 2027 | ~$4,060,835 | ~$4,060,835 | ~1.9814% | ~$80,461 | +16.0% |
| 2028 | ~$4,374,104 | ~$4,374,104 | ~1.9488% | ~$85,244 | +25.0% |
| 2029 | ~$4,711,538 | ~$4,711,538 | ~1.9163% | ~$90,287 | +34.6% |
| 2030 | ~$5,075,004 | ~$5,075,004 | ~1.8837% | ~$95,600 | +45.0% |
| 2026 | ~$3,700,003 | ~$3,700,003 | ~2.0465% | ~$75,720 | +5.7% |
| 2027 | ~$3,911,435 | ~$3,911,435 | ~2.0465% | ~$80,047 | +11.8% |
| 2028 | ~$4,134,949 | ~$4,134,949 | ~2.0465% | ~$84,621 | +18.1% |
| 2029 | ~$4,371,236 | ~$4,371,236 | ~2.0465% | ~$89,457 | +24.9% |
| 2030 | ~$4,621,025 | ~$4,621,025 | ~2.0465% | ~$94,569 | +32.0% |
| 2026 | ~$3,840,003 | ~$3,840,003 | ~1.9977% | ~$76,710 | +9.7% |
| 2027 | ~$4,213,036 | ~$4,213,036 | ~1.9488% | ~$82,105 | +20.4% |
| 2028 | ~$4,622,306 | ~$4,622,306 | ~1.9000% | ~$87,825 | +32.1% |
| 2029 | ~$5,071,334 | ~$5,071,334 | ~1.8512% | ~$93,880 | +44.9% |
| 2030 | ~$5,563,982 | ~$5,563,982 | ~1.8024% | ~$100,284 | +59.0% |
In 2025, this property's market value of $3,500,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +147% 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 | $3,500,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $3,500,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $3,059,592 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,700,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,600,000 | $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.