2824 S CONGRESS AVE TX
| Owner | AESCHBACH HEINZ & MARGARET |
|---|---|
| Parcel ID | 0405030826 |
| Short ID | 307318 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 2,996 SF |
| Land SF | 29,185 SF |
| Acres | 0.670 |
| Year Built | 1998 |
| Legal | LOT 2 BLK A LIVE OAK INN SUBD |
| Neighborhood | 53SCN |
| Land | $2,801,760 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,801,760 |
| Improvement | $635,026 |
|---|---|
| Total Improvement | $635,026 |
| Market | $3,436,786 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,436,786 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,436,786 |
| Exemptions (−) | −$76,781 |
|---|---|
| Taxable Value | $3,360,005 |
Appreciation: Market value has risen +46.2% from $2,350,260 (2021) to $3,436,786 (2025), a CAGR of 10.0% 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 $68,762. 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 82% of market value ($2,801,760 land vs $635,026 improvements), about $96/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 $3,436,786, 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 +10.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,526,475 by 2030, with an estimated annual tax burden around $104,105. 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 | 8,000 SF | ✗ |
| 1ST | 1st Floor | 2,996 SF | ✓ |
| 491 | SPRINKLER HEADS | 2,996 SF | ✗ |
| 501 | CANOPY | 168 SF | ✗ |
| 409 | SOLAR/WIND DEVICES COMM | 39 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% | $31,086.77 | $31,086.77 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $17,607.00 | $17,607.00 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $12,628.41 | $12,628.41 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,965.58 | $3,965.58 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,474.25 | $3,474.25 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $68,762.01 | $68,762.01 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,479,239 | $3,436,786 | +1.2% |
| Assessed Value | $3,479,239 | $3,436,786 | +1.2% |
| Land Value | $2,801,760 | $2,801,760 | +0.0% |
| Improvement Value | $677,479 | $635,026 | +6.7% |
| Taxable Value | $3,402,458 | $3,360,005 | +1.3% |
| Exemptions | — | N | |
| Total Tax 2026 = estimate |
~$69,631
Estimated
|
~$68,762
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,823,340 | $3,479,239 | -344,101 (-9.0%) |
| Taxable Value | $3,746,559 | $3,402,458 | -344,101 (-9.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,479,239 | $2,801,760 | $677,479 | — | $3,479,239 | $3,402,458 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,436,786 | $2,801,760 | $635,026 | — | $3,436,786 | $3,360,005 | ~$68,762 | Partial |
| 2024 | $3,532,787 | — | — | −$731,027 | $2,801,760 | $— | $72,510 | Verified |
| 2023 | $2,386,432 | — | — | — | $2,801,760 ! | $— | $62,855 | Verified |
| 2022 | $2,350,260 | — | — | −$482,420 | $1,867,840 | $— | $45,909 | Verified |
| 2021 | $2,350,260 | — | — | −$482,420 | $1,867,840 | $— | $51,158 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +11.2% | +11.2% | ~100% | Not available | Partial |
| 2025 | -8.0% | -8.0% | ~100% | Not available | Partial |
| 2024 | +5.7% | +5.7% | ~100% | 1.9400% | Verified |
| 2023 | +48.0% | +48.0% | ~100% | 1.7800% | Verified |
| 2022 | -5.3% | -5.3% | ~100% | 1.9200% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +36.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.2% | +9.6% | +9.7% | +48.0% | 2024 | -2.7% | 2025 |
| Assessment Ratio | 100.0% | 92.6% | — | 117.4% | 2023 | 79.3% | 2024 |
| Effective Tax Rate (2025) | 2.0000% | 2.0000% | — | 2.0000% | 2025 | 2.0000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$68,762 | $60,239 | ~$89,587 | $72,510 | 2024 | $45,909 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,779,302 | ~$3,779,302 | ~2.0139% | ~$76,113 | +10.0% |
| 2027 | ~$4,155,954 | ~$4,155,954 | ~1.9814% | ~$82,346 | +20.9% |
| 2028 | ~$4,570,144 | ~$4,570,144 | ~1.9488% | ~$89,065 | +33.0% |
| 2029 | ~$5,025,613 | ~$5,025,613 | ~1.9163% | ~$96,305 | +46.2% |
| 2030 | ~$5,526,475 | ~$5,526,475 | ~1.8837% | ~$104,105 | +60.8% |
| 2026 | ~$3,710,567 | ~$3,710,567 | ~2.0465% | ~$75,936 | +8.0% |
| 2027 | ~$4,006,157 | ~$4,006,157 | ~2.0465% | ~$81,985 | +16.6% |
| 2028 | ~$4,325,295 | ~$4,325,295 | ~2.0465% | ~$88,517 | +25.9% |
| 2029 | ~$4,669,856 | ~$4,669,856 | ~2.0465% | ~$95,568 | +35.9% |
| 2030 | ~$5,041,865 | ~$5,041,865 | ~2.0465% | ~$103,181 | +46.7% |
| 2026 | ~$3,848,038 | ~$3,780,465 | ~1.9977% | ~$75,521 | +12.0% |
| 2027 | ~$4,308,501 | ~$4,158,511 | ~1.9488% | ~$81,043 | +25.4% |
| 2028 | ~$4,824,064 | ~$4,574,362 | ~1.9000% | ~$86,914 | +40.4% |
| 2029 | ~$5,401,321 | ~$5,031,798 | ~1.8512% | ~$93,148 | +57.2% |
| 2030 | ~$6,047,653 | ~$5,534,978 | ~1.8024% | ~$99,761 | +76.0% |
In 2025, this property's market value of $3,436,786 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 | $3,436,786 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $3,532,787 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $2,386,432 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,350,260 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,350,260 | $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.