2701 CONGRESS AVE TX 78704
| Owner | CUBESMART LP |
|---|---|
| Parcel ID | 0405000816 |
| Short ID | 888393 |
| Type | Real |
| Use Code | 63 Mini-Warehouse / Self-Storage |
| Valuation | Income |
| Improvement SF | 97,275 SF |
| Land SF | 73,293 SF |
| Acres | 1.683 |
| Year Built | 2018 |
| Legal | LOT B-1 PHARIS SUBD LTS B-1 & B-2 |
| Neighborhood | 63SOU |
| Land | $9,528,090 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $9,528,090 |
| Improvement | $5,639,910 |
|---|---|
| Total Improvement | $5,639,910 |
| Market | $15,168,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $15,168,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $15,168,000 |
| Taxable Value | $15,168,000 |
|---|
Appreciation: Market value has fallen -13.0% from $17,435,493 (2021) to $15,168,000 (2025), a CAGR of -3.4% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2022→2023), 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 lagged 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 $310,411. 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 63% of market value ($9,528,090 land vs $5,639,910 improvements), about $130/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $15,168,000, 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 -3.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $12,743,711 by 2030, with an estimated annual tax burden around $240,059. 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 |
|---|---|---|---|
| 093 | HVAC COMMRCL SF | 97,275 SF | ✗ |
| 1ST | 1st Floor | 32,425 SF | ✓ |
| 2ND | 2nd Floor | 32,425 SF | ✓ |
| 3RD | 3rd Floor | 32,425 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% | $140,334.34 | $140,334.34 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $79,482.90 | $79,482.90 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $57,008.17 | $57,008.17 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $17,901.73 | $17,901.73 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $15,683.71 | $15,683.71 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $310,410.85 | $310,410.85 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $14,540,000 | $15,168,000 | -4.1% |
| Assessed Value | $14,540,000 | $15,168,000 | -4.1% |
| Land Value | $9,528,090 | $9,528,090 | +0.0% |
| Improvement Value | $5,011,910 | $5,639,910 | -11.1% |
| Taxable Value | $14,540,000 | $15,168,000 | -4.1% |
| Total Tax 2026 = estimate |
~$297,559
Estimated
|
~$310,411
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $16,760,559 | $14,540,000 | -2,220,559 (-13.2%) |
| Taxable Value | $16,760,559 | $14,540,000 | -2,220,559 (-13.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $14,540,000 | $9,528,090 | $5,011,910 | — | $14,540,000 | $14,540,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $15,168,000 | $9,528,090 | $5,639,910 | — | $15,168,000 | $15,168,000 | ~$310,411 | Partial |
| 2024 | $17,800,000 | — | — | −$8,271,910 | $9,528,090 | $— | $314,452 | Verified |
| 2023 | $16,200,000 | — | — | −$6,671,910 | $9,528,090 | $— | $324,424 | Verified |
| 2022 | $19,000,000 | — | — | −$13,136,560 | $5,863,440 | $— | $322,705 | Verified |
| 2021 | $17,435,493 | — | — | −$11,572,053 | $5,863,440 | $— | $341,053 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +10.5% | +10.5% | ~100% | Not available | Partial |
| 2025 | -27.7% | -27.7% | ~100% | Not available | Partial |
| 2024 | +3.8% | +3.8% | ~100% | 1.5000% | Verified |
| 2023 | +6.4% | +6.4% | ~100% | 1.6100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.7000% | Verified |
| 2021 | base year | — | ~100% | 1.9600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -20.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.1% | -2.9% | -2.6% | +9.9% | 2024 | -14.8% | 2025 |
| Assessment Ratio | 100.0% | 62.8% | — | 100.0% | 2025 | 30.9% | 2022 |
| 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 |
$310,411 | $322,609 | ~$266,905 | $341,053 | 2021 | $310,411 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$14,648,793 | ~$14,648,793 | ~2.0139% | ~$295,017 | -3.4% |
| 2027 | ~$14,147,359 | ~$14,147,359 | ~1.9814% | ~$280,314 | -6.7% |
| 2028 | ~$13,663,089 | ~$13,663,089 | ~1.9488% | ~$266,272 | -9.9% |
| 2029 | ~$13,195,395 | ~$13,195,395 | ~1.9163% | ~$252,862 | -13.0% |
| 2030 | ~$12,743,711 | ~$12,743,711 | ~1.8837% | ~$240,059 | -16.0% |
| 2026 | ~$14,409,600 | ~$14,409,600 | ~2.0465% | ~$294,890 | -5.0% |
| 2027 | ~$13,689,120 | ~$13,689,120 | ~2.0465% | ~$280,146 | -9.8% |
| 2028 | ~$13,004,664 | ~$13,004,664 | ~2.0465% | ~$266,138 | -14.3% |
| 2029 | ~$12,354,431 | ~$12,354,431 | ~2.0465% | ~$252,832 | -18.5% |
| 2030 | ~$11,736,709 | ~$11,736,709 | ~2.0465% | ~$240,190 | -22.6% |
| 2026 | ~$14,952,153 | ~$14,952,153 | ~1.9977% | ~$298,694 | -1.4% |
| 2027 | ~$14,739,378 | ~$14,739,378 | ~1.9488% | ~$287,247 | -2.8% |
| 2028 | ~$14,529,630 | ~$14,529,630 | ~1.9000% | ~$276,065 | -4.2% |
| 2029 | ~$14,322,867 | ~$14,322,867 | ~1.8512% | ~$265,144 | -5.6% |
| 2030 | ~$14,119,047 | ~$14,119,047 | ~1.8024% | ~$254,478 | -6.9% |
In 2025, this property's market value of $15,168,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 11× 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 | $15,168,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $17,800,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $16,200,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $19,000,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $17,435,493 | $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.