2704 S CONGRESS AVE AUSTIN, TX 78704
| Owner | JULIA J SAWYER |
|---|---|
| Parcel ID | 0405030875 |
| Short ID | 574169 |
| Type | Real |
| Use Code | 30 Strip Center (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 4,887 SF |
| Land SF | 24,960 SF |
| Acres | 0.573 |
| Year Built | 1975 |
| Legal | TRT 1 SAWYER JULIA JOSEPH SUBD |
| Neighborhood | 30CEN |
| Land | $3,244,800 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,244,800 |
| Improvement | $40,200 |
|---|---|
| Total Improvement | $40,200 |
| Market | $3,285,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,285,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,285,000 |
| Taxable Value | $3,285,000 |
|---|
Appreciation: Market value has risen +58.4% from $2,073,660 (2021) to $3,285,000 (2025), a CAGR of 12.2% 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 $67,227. 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 99% of market value ($3,244,800 land vs $40,200 improvements), about $130/SF of land. With value concentrated in the land under a ~51-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 $3,285,000, 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 +12.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,838,250 by 2030, with an estimated annual tax burden around $99,660. 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 | 8,650 SF | ✗ |
| 1ST | 1st Floor | 3,095 SF | ✓ |
| FBSMT | Finished Basement | 1,792 SF | ✓ |
| 501 | CANOPY | 832 SF | ✗ |
| 611 | TERRACE | 96 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% | $30,392.82 | $30,392.82 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $17,213.96 | $17,213.96 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $12,346.51 | $12,346.51 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,877.06 | $3,877.06 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,396.69 | $3,396.69 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $67,227.04 | $67,227.04 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,301,919 | $3,285,000 | +0.5% |
| Assessed Value | $3,301,919 | $3,285,000 | +0.5% |
| Land Value | $3,244,800 | $3,244,800 | +0.0% |
| Improvement Value | $57,119 | $40,200 | +42.1% |
| Taxable Value | $3,301,919 | $3,285,000 | +0.5% |
| Total Tax 2026 = estimate |
~$67,573
Estimated
|
~$67,227
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,301,919 | $3,301,919 | +0 (+0.0%) |
| Taxable Value | $3,301,919 | $3,301,919 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,301,919 | $3,244,800 | $57,119 | — | $3,301,919 | $3,301,919 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,285,000 | $3,244,800 | $40,200 | — | $3,285,000 | $3,285,000 | ~$67,227 | Partial |
| 2024 | $3,353,000 | — | — | −$108,200 | $3,244,800 | $— | $65,672 | Verified |
| 2023 | $2,075,665 | — | — | — | $3,244,800 ! | $— | $60,664 | Verified |
| 2022 | $2,074,905 | — | — | −$78,105 | $1,996,800 | $— | $40,993 | Verified |
| 2021 | $2,073,660 | — | — | −$76,860 | $1,996,800 | $— | $45,164 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.5% | +0.5% | ~100% | Not available | Partial |
| 2025 | -0.9% | -0.9% | ~100% | Not available | Partial |
| 2024 | -1.2% | -1.2% | ~100% | 1.9800% | Verified |
| 2023 | +61.5% | +61.5% | ~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): +58.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.5% | +12.0% | +12.1% | +61.5% | 2024 | -2.0% | 2025 |
| Assessment Ratio | 100.0% | 107.6% | — | 156.3% | 2023 | 96.2% | 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 |
$67,227 | $55,944 | ~$85,713 | $67,227 | 2025 | $40,993 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,685,402 | ~$3,613,500 | ~2.0139% | ~$72,774 | +12.2% |
| 2027 | ~$4,134,607 | ~$3,974,850 | ~1.9814% | ~$78,757 | +25.9% |
| 2028 | ~$4,638,566 | ~$4,372,335 | ~1.9488% | ~$85,210 | +41.2% |
| 2029 | ~$5,203,951 | ~$4,809,569 | ~1.9163% | ~$92,165 | +58.4% |
| 2030 | ~$5,838,250 | ~$5,290,525 | ~1.8837% | ~$99,660 | +77.7% |
| 2026 | ~$3,619,702 | ~$3,613,500 | ~2.0465% | ~$73,950 | +10.2% |
| 2027 | ~$3,988,505 | ~$3,974,850 | ~2.0465% | ~$81,345 | +21.4% |
| 2028 | ~$4,394,886 | ~$4,372,335 | ~2.0465% | ~$89,479 | +33.8% |
| 2029 | ~$4,842,671 | ~$4,809,569 | ~2.0465% | ~$98,427 | +47.4% |
| 2030 | ~$5,336,081 | ~$5,290,525 | ~2.0465% | ~$108,270 | +62.4% |
| 2026 | ~$3,751,102 | ~$3,613,500 | ~1.9977% | ~$72,186 | +14.2% |
| 2027 | ~$4,283,338 | ~$3,974,850 | ~1.9488% | ~$77,463 | +30.4% |
| 2028 | ~$4,891,091 | ~$4,372,335 | ~1.9000% | ~$83,075 | +48.9% |
| 2029 | ~$5,585,078 | ~$4,809,569 | ~1.8512% | ~$89,034 | +70.0% |
| 2030 | ~$6,377,533 | ~$5,290,525 | ~1.8024% | ~$95,355 | +94.1% |
In 2025, this property's market value of $3,285,000 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +132% 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 | $3,285,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $3,353,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,075,665 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,074,905 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,073,660 | $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.