2401 S CONGRESS AVE TX 78704
| Owner | EASTERLING J M JR & KENSINGER PROPERTIES LTD |
|---|---|
| Parcel ID | 0405000226 |
| Short ID | 307039 |
| Type | Real |
| Use Code | 58 Bank — Branch Office |
| Valuation | Income |
| Improvement SF | 1,920 SF |
| Land SF | 22,300 SF |
| Acres | 0.512 |
| Year Built | 1998 |
| Legal | LOT 1A *LESS 200 SF RESUB OF LOT 1 SOUTH CONGRESS SQUARE |
| Neighborhood | 58SCN |
| Land | $3,345,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,345,000 |
| Improvement | $80,062 |
|---|---|
| Total Improvement | $80,062 |
| Market | $3,425,062 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,425,062 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,425,062 |
| Taxable Value | $3,425,062 |
|---|
Appreciation: Market value has risen +85.8% from $1,843,728 (2021) to $3,425,062 (2025), a CAGR of 16.7% 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 $70,093. 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 ($3,345,000 land vs $80,062 improvements), about $150/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 $3,425,062, 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 +16.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,428,189 by 2030, with an estimated annual tax burden around $103,909. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 15,000 SF | ✗ |
| 1ST | 1st Floor | 1,920 SF | ✓ |
| 503 | CANOPY - BANK | 1,010 SF | ✗ |
| 501 | CANOPY | 60 SF | ✗ |
| 482 | LIGHT POLES | 4 SF | ✓ |
Market value changed by 85% 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% | $31,688.67 | $31,688.67 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $17,947.91 | $17,947.91 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $12,872.92 | $12,872.92 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,042.36 | $4,042.36 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,541.51 | $3,541.51 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $70,093.37 | $70,093.37 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,428,522 | $3,425,062 | +0.1% |
| Assessed Value | $3,428,522 | $3,425,062 | +0.1% |
| Land Value | $3,345,000 | $3,345,000 | +0.0% |
| Improvement Value | $83,522 | $80,062 | +4.3% |
| Taxable Value | $3,428,522 | $3,425,062 | +0.1% |
| Total Tax 2026 = estimate |
~$70,164
Estimated
|
~$70,093
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,428,522 | $3,428,522 | +0 (+0.0%) |
| Taxable Value | $3,428,522 | $3,428,522 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,428,522 | $3,345,000 | $83,522 | — | $3,428,522 | $3,428,522 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,425,062 | $3,345,000 | $80,062 | — | $3,425,062 | $3,425,062 | ~$70,093 | Partial |
| 2024 | $3,405,710 | — | — | −$407,370 | $2,998,340 | $— | $59,422 | Verified |
| 2023 | $1,844,710 | — | — | — | $3,345,000 ! | $— | $61,618 | Verified |
| 2022 | $1,844,710 | — | — | −$60,710 | $1,784,000 | $— | $36,432 | Verified |
| 2021 | $1,843,728 | — | — | −$59,728 | $1,784,000 | $— | $40,153 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.1% | +0.1% | ~100% | Not available | Partial |
| 2025 | +0.1% | +0.1% | ~100% | Not available | Partial |
| 2024 | +0.5% | +0.5% | ~100% | 1.7400% | Verified |
| 2023 | +84.6% ! | +84.6% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +85.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.1% | +17.1% | +16.7% | +84.6% | 2024 | +0.0% | 2023 |
| Assessment Ratio | 100.0% | 110.5% | — | 181.3% | 2023 | 88.0% | 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 |
$70,093 | $53,544 | ~$89,368 | $70,093 | 2025 | $36,432 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,998,631 | ~$3,767,568 | ~2.0139% | ~$75,876 | +16.7% |
| 2027 | ~$4,668,251 | ~$4,144,325 | ~1.9814% | ~$82,115 | +36.3% |
| 2028 | ~$5,450,008 | ~$4,558,758 | ~1.9488% | ~$88,843 | +59.1% |
| 2029 | ~$6,362,679 | ~$5,014,633 | ~1.9163% | ~$96,095 | +85.8% |
| 2030 | ~$7,428,189 | ~$5,516,097 | ~1.8837% | ~$103,909 | +116.9% |
| 2026 | ~$3,930,130 | ~$3,767,568 | ~2.0465% | ~$77,103 | +14.7% |
| 2027 | ~$4,509,676 | ~$4,144,325 | ~2.0465% | ~$84,813 | +31.7% |
| 2028 | ~$5,174,684 | ~$4,558,758 | ~2.0465% | ~$93,294 | +51.1% |
| 2029 | ~$5,937,755 | ~$5,014,633 | ~2.0465% | ~$102,624 | +73.4% |
| 2030 | ~$6,813,350 | ~$5,516,097 | ~2.0465% | ~$112,886 | +98.9% |
| 2026 | ~$4,067,132 | ~$3,767,568 | ~1.9977% | ~$75,263 | +18.7% |
| 2027 | ~$4,829,567 | ~$4,144,325 | ~1.9488% | ~$80,766 | +41.0% |
| 2028 | ~$5,734,929 | ~$4,558,758 | ~1.9000% | ~$86,617 | +67.4% |
| 2029 | ~$6,810,012 | ~$5,014,633 | ~1.8512% | ~$92,831 | +98.8% |
| 2030 | ~$8,086,633 | ~$5,516,097 | ~1.8024% | ~$99,421 | +136.1% |
In 2025, this property's market value of $3,425,062 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +142% 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 | $3,425,062 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $3,405,710 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,844,710 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,844,710 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,843,728 | $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.