2728 S CONGRESS AVE TX 78704
| Owner | 2716-28 CONGRESS L P |
|---|---|
| Parcel ID | 0405030871 |
| Short ID | 574165 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 3,252 SF |
| Land SF | 53,143 SF |
| Acres | 1.220 |
| Year Built | 1976 |
| Legal | 1.22 AC OF LOT 1 LIVE OAK GROVE ADDN |
| Neighborhood | 32CEN |
| Land | $3,188,580 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,188,580 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $3,188,580 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,188,580 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,188,580 |
| Taxable Value | $3,188,580 |
|---|
Appreciation: Market value has risen +40.2% from $2,274,998 (2021) to $3,188,580 (2025), a CAGR of 8.8% 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 $65,254. 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 100% of market value ($3,188,580 land vs $0 improvements), about $60/SF of land. With value concentrated in the land under a ~50-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 $3,188,580, this parcel sits in the upper-middle (50th–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 +8.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,862,590 by 2030, with an estimated annual tax burden around $91,599. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 5,760 SF | ✗ |
| 1ST | 1st Floor | 3,252 SF | ✓ |
| 611 | TERRACE | 1,113 SF | ✗ |
| SO | Sketch Only | 1,032 SF | ✗ |
| 501 | CANOPY | 930 SF | ✗ |
| 327 | STORAGE COMM'L | 432 SF | ✓ |
| 511 | DECK | 328 SF | ✗ |
| 406 | MH PARK SPACES | 17 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% | $29,500.74 | $29,500.74 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $16,708.70 | $16,708.70 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $11,984.12 | $11,984.12 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,763.26 | $3,763.26 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,296.99 | $3,296.99 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $65,253.81 | $65,253.81 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,188,581 | $3,188,580 | +0.0% |
| Assessed Value | $3,188,581 | $3,188,580 | +0.0% |
| Land Value | $3,188,580 | $3,188,580 | +0.0% |
| Improvement Value | $1 | — | — |
| Taxable Value | $3,188,581 | $3,188,580 | +0.0% |
| Total Tax 2026 = estimate |
~$65,254
Estimated
|
~$65,254
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,255,424 | $3,188,581 | -66,843 (-2.1%) |
| Taxable Value | $3,255,424 | $3,188,581 | -66,843 (-2.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,188,581 | $3,188,580 | $1 | — | $3,188,581 | $3,188,581 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,188,580 | $3,188,580 | — | — | $3,188,580 | $3,188,580 | ~$65,254 | Partial |
| 2024 | $3,188,580 | — | — | — | $3,188,580 | $— | $63,192 | Verified |
| 2023 | $2,238,300 | — | — | — | $3,188,580 ! | $— | $57,689 | Verified |
| 2022 | $2,230,046 | — | — | −$104,326 | $2,125,720 | $— | $44,205 | Verified |
| 2021 | $2,274,998 | — | — | −$149,278 | $2,125,720 | $— | $48,541 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +2.1% | +2.1% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -3.9% | -3.9% | ~100% | 1.9800% | Verified |
| 2023 | +48.3% | +48.3% | ~100% | 1.7400% | Verified |
| 2022 | +0.4% | +0.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +43.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +8.2% | +8.8% | +42.5% | 2024 | -2.0% | 2022 |
| Assessment Ratio | 100.0% | 105.2% | — | 142.5% | 2023 | 93.4% | 2021 |
| 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 |
$65,254 | $55,776 | ~$80,390 | $65,254 | 2025 | $44,205 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,469,376 | ~$3,469,376 | ~2.0139% | ~$69,871 | +8.8% |
| 2027 | ~$3,774,900 | ~$3,774,900 | ~1.9814% | ~$74,795 | +18.4% |
| 2028 | ~$4,107,329 | ~$4,107,329 | ~1.9488% | ~$80,045 | +28.8% |
| 2029 | ~$4,469,034 | ~$4,469,034 | ~1.9163% | ~$85,640 | +40.2% |
| 2030 | ~$4,862,590 | ~$4,862,590 | ~1.8837% | ~$91,599 | +52.5% |
| 2026 | ~$3,405,605 | ~$3,405,605 | ~2.0465% | ~$69,695 | +6.8% |
| 2027 | ~$3,637,401 | ~$3,637,401 | ~2.0465% | ~$74,439 | +14.1% |
| 2028 | ~$3,884,973 | ~$3,884,973 | ~2.0465% | ~$79,505 | +21.8% |
| 2029 | ~$4,149,396 | ~$4,149,396 | ~2.0465% | ~$84,917 | +30.1% |
| 2030 | ~$4,431,817 | ~$4,431,817 | ~2.0465% | ~$90,696 | +39.0% |
| 2026 | ~$3,533,148 | ~$3,507,438 | ~1.9977% | ~$70,067 | +10.8% |
| 2027 | ~$3,914,951 | ~$3,858,182 | ~1.9488% | ~$75,190 | +22.8% |
| 2028 | ~$4,338,012 | ~$4,244,000 | ~1.9000% | ~$80,637 | +36.0% |
| 2029 | ~$4,806,791 | ~$4,668,400 | ~1.8512% | ~$86,421 | +50.8% |
| 2030 | ~$5,326,228 | ~$5,135,240 | ~1.8024% | ~$92,556 | +67.0% |
In 2025, this property's market value of $3,188,580 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +125% 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 | $3,188,580 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $3,188,580 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,238,300 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,230,046 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,274,998 | $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.