3116 S CONGRESS AVE TX 78704
| Owner | LRN 3116 S CONGRESS LP |
|---|---|
| Parcel ID | 0407030308 |
| Short ID | 309769 |
| Type | Real |
| Use Code | 31 Night Club / Bar |
| Valuation | Income |
| Improvement SF | 2,044 SF |
| Land SF | 12,300 SF |
| Acres | 0.282 |
| Year Built | 2024 |
| Legal | LOT 1-A LESS 0.0103 AC RESUB OF LOT 1&6 BLK 4 BRACKENRIDGE HEIGHTS |
| Neighborhood | 59SCN |
| Land | $1,254,600 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,254,600 |
| Improvement | $430,641 |
|---|---|
| Total Improvement | $430,641 |
| Market | $1,685,241 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,685,241 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,685,241 |
| Taxable Value | $1,685,241 |
|---|
Appreciation: Market value has risen +72.7% from $975,637 (2021) to $1,685,241 (2025), a CAGR of 14.6% 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 $34,488. 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 74% of market value ($1,254,600 land vs $430,641 improvements), about $102/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 $1,685,241, 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 +14.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,337,177 by 2030, with an estimated annual tax burden around $51,127. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 6,172 SF | ✗ |
| 1ST | 1st Floor | 2,044 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% | $15,591.85 | $15,591.85 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $8,830.95 | $8,830.95 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,333.89 | $6,333.89 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,988.97 | $1,988.97 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,742.54 | $1,742.54 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $34,488.20 | $34,488.20 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,485,502 | $1,685,241 | -11.9% |
| Assessed Value | $1,485,502 | $1,685,241 | -11.9% |
| Land Value | $1,254,600 | $1,254,600 | +0.0% |
| Improvement Value | $230,902 | $430,641 | -46.4% |
| Taxable Value | $1,485,502 | $1,685,241 | -11.9% |
| Total Tax 2026 = estimate |
~$30,401
Estimated
|
~$34,488
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,563,686 | $1,485,502 | -78,184 (-5.0%) |
| Taxable Value | $1,563,686 | $1,485,502 | -78,184 (-5.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,485,502 | $1,254,600 | $230,902 | — | $1,485,502 | $1,485,502 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,685,241 | $1,254,600 | $430,641 | — | $1,685,241 | $1,685,241 | ~$34,488 | Partial |
| 2024 | $1,392,200 | — | — | −$137,600 | $1,254,600 | $— | $24,864 | Verified |
| 2023 | $932,911 | — | — | — | $1,254,600 ! | $— | $25,188 | Verified |
| 2022 | $935,504 | — | — | −$151,379 | $784,125 | $— | $18,424 | Verified |
| 2021 | $975,637 | — | — | −$191,512 | $784,125 | $— | $20,363 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -7.2% | -7.2% | ~100% | Not available | Partial |
| 2025 | +34.3% | +34.3% | ~100% | Not available | Partial |
| 2024 | -9.9% | -9.9% | ~100% | 1.9800% | Verified |
| 2023 | +40.3% | +40.3% | ~100% | 1.8100% | Verified |
| 2022 | +6.1% | +6.1% | ~100% | 1.8600% | Verified |
| 2021 | base year | — | ~100% | 2.0900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +80.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -11.9% | +10.8% | +17.7% | +49.2% | 2024 | -11.9% | 2026 |
| Assessment Ratio | 100.0% | 98.1% | — | 134.5% | 2023 | 80.4% | 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 |
$34,488 | $24,666 | ~$43,972 | $34,488 | 2025 | $18,424 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,931,993 | ~$1,853,765 | ~2.0139% | ~$37,334 | +14.6% |
| 2027 | ~$2,214,873 | ~$2,039,142 | ~1.9814% | ~$40,403 | +31.4% |
| 2028 | ~$2,539,173 | ~$2,243,056 | ~1.9488% | ~$43,714 | +50.7% |
| 2029 | ~$2,910,957 | ~$2,467,361 | ~1.9163% | ~$47,282 | +72.7% |
| 2030 | ~$3,337,177 | ~$2,714,097 | ~1.8837% | ~$51,127 | +98.0% |
| 2026 | ~$1,898,288 | ~$1,853,765 | ~2.0465% | ~$37,937 | +12.6% |
| 2027 | ~$2,138,268 | ~$2,039,142 | ~2.0465% | ~$41,731 | +26.9% |
| 2028 | ~$2,408,586 | ~$2,243,056 | ~2.0465% | ~$45,904 | +42.9% |
| 2029 | ~$2,713,077 | ~$2,467,361 | ~2.0465% | ~$50,494 | +61.0% |
| 2030 | ~$3,056,062 | ~$2,714,097 | ~2.0465% | ~$55,544 | +81.3% |
| 2026 | ~$1,965,697 | ~$1,853,765 | ~1.9977% | ~$37,032 | +16.6% |
| 2027 | ~$2,292,827 | ~$2,039,142 | ~1.9488% | ~$39,740 | +36.1% |
| 2028 | ~$2,674,398 | ~$2,243,056 | ~1.9000% | ~$42,618 | +58.7% |
| 2029 | ~$3,119,469 | ~$2,467,361 | ~1.8512% | ~$45,676 | +85.1% |
| 2030 | ~$3,638,608 | ~$2,714,097 | ~1.8024% | ~$48,918 | +115.9% |
In 2025, this property's market value of $1,685,241 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +19% 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 | $1,685,241 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,392,200 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $932,911 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $935,504 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $975,637 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below 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.