2900 S CONGRESS AVE TX 78704
| Owner | BAR-OR PROPERTIES LLC & |
|---|---|
| Parcel ID | 0405030843 |
| Short ID | 380480 |
| Type | Real |
| Use Code | 52 Office Medium (10–35,000 SF) |
| Valuation | Income |
| Improvement SF | 12,016 SF |
| Land SF | 30,884 SF |
| Acres | 0.709 |
| Year Built | 1984 |
| Legal | LOT 1 BLK A LIVE OAK INN SUBD |
| Neighborhood | 52SCN |
| Land | $3,706,080 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,706,080 |
| Improvement | $199,933 |
|---|---|
| Total Improvement | $199,933 |
| Market | $3,906,013 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,906,013 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,906,013 |
| Taxable Value | $3,906,013 |
|---|
Appreciation: Market value has fallen -13.0% from $4,491,082 (2021) to $3,906,013 (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 (2024→2025), 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 $79,936. 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 95% of market value ($3,706,080 land vs $199,933 improvements), about $120/SF of land. With value concentrated in the land under a ~42-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $3,906,013, 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 $3,280,666 by 2030, with an estimated annual tax burden around $61,799. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 11,000 SF | ✗ |
| 1ST | 1st Floor | 6,008 SF | ✓ |
| 2ND | 2nd Floor | 6,008 SF | ✓ |
| 501 | CANOPY | 2,324 SF | ✗ |
| 611 | TERRACE | 540 SF | ✗ |
| 482 | LIGHT POLES | 4 SF | ✓ |
| 413 | STAIRWAY EXT | 3 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% | $36,138.43 | $36,138.43 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $20,468.17 | $20,468.17 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $14,680.55 | $14,680.55 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,609.99 | $4,609.99 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,038.82 | $4,038.82 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $79,935.96 | $79,935.96 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,919,987 | $3,906,013 | +0.4% |
| Assessed Value | $3,919,987 | $3,906,013 | +0.4% |
| Land Value | $3,706,080 | $3,706,080 | +0.0% |
| Improvement Value | $213,907 | $199,933 | +7.0% |
| Taxable Value | $3,919,987 | $3,906,013 | +0.4% |
| Total Tax 2026 = estimate |
~$80,222
Estimated
|
~$79,936
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,919,987 | $3,919,987 | +0 (+0.0%) |
| Taxable Value | $3,919,987 | $3,919,987 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,919,987 | $3,706,080 | $213,907 | — | $3,919,987 | $3,919,987 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,906,013 | $3,706,080 | $199,933 | — | $3,906,013 | $3,906,013 | ~$79,936 | Partial |
| 2024 | $4,831,695 | — | — | −$1,125,615 | $3,706,080 | $— | $88,267 | Verified |
| 2023 | $5,026,379 | — | — | −$1,320,299 | $3,706,080 | $— | $87,417 | Verified |
| 2022 | $4,644,449 | — | — | −$2,173,729 | $2,470,720 | $— | $99,267 | Verified |
| 2021 | $4,491,082 | — | — | −$2,020,362 | $2,470,720 | $— | $101,095 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.4% | +0.4% | ~100% | Not available | Partial |
| 2025 | -12.3% | -12.3% | ~100% | Not available | Partial |
| 2024 | -7.8% | -7.8% | ~100% | 1.9800% | Verified |
| 2023 | -3.9% | -3.9% | ~100% | 1.8100% | Verified |
| 2022 | +8.2% | +8.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -15.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.4% | -2.2% | -3.5% | +8.2% | 2023 | -19.2% | 2025 |
| Assessment Ratio | 100.0% | 76.4% | — | 100.0% | 2025 | 53.2% | 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 |
$79,936 | $91,196 | ~$68,720 | $101,095 | 2021 | $79,936 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,772,067 | ~$3,772,067 | ~2.0139% | ~$75,967 | -3.4% |
| 2027 | ~$3,642,714 | ~$3,642,714 | ~1.9814% | ~$72,176 | -6.7% |
| 2028 | ~$3,517,796 | ~$3,517,796 | ~1.9488% | ~$68,556 | -9.9% |
| 2029 | ~$3,397,163 | ~$3,397,163 | ~1.9163% | ~$65,100 | -13.0% |
| 2030 | ~$3,280,666 | ~$3,280,666 | ~1.8837% | ~$61,799 | -16.0% |
| 2026 | ~$3,710,712 | ~$3,710,712 | ~2.0465% | ~$75,939 | -5.0% |
| 2027 | ~$3,525,177 | ~$3,525,177 | ~2.0465% | ~$72,142 | -9.7% |
| 2028 | ~$3,348,918 | ~$3,348,918 | ~2.0465% | ~$68,535 | -14.3% |
| 2029 | ~$3,181,472 | ~$3,181,472 | ~2.0465% | ~$65,108 | -18.5% |
| 2030 | ~$3,022,398 | ~$3,022,398 | ~2.0465% | ~$61,853 | -22.6% |
| 2026 | ~$3,850,187 | ~$3,850,187 | ~1.9977% | ~$76,914 | -1.4% |
| 2027 | ~$3,795,159 | ~$3,795,159 | ~1.9488% | ~$73,962 | -2.8% |
| 2028 | ~$3,740,917 | ~$3,740,917 | ~1.9000% | ~$71,078 | -4.2% |
| 2029 | ~$3,687,451 | ~$3,687,451 | ~1.8512% | ~$68,262 | -5.6% |
| 2030 | ~$3,634,748 | ~$3,634,748 | ~1.8024% | ~$65,512 | -6.9% |
In 2025, this property's market value of $3,906,013 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +176% 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 | $3,906,013 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $4,831,695 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $5,026,379 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $4,644,449 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $4,491,082 | $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.