3208 S CONGRESS AVE TX 78704
| Owner | WUKASCH PROPERTIES LTD L L P |
|---|---|
| Parcel ID | 0407031118 |
| Short ID | 309868 |
| Type | Real |
| Use Code | 30 Strip Center (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 4,540 SF |
| Land SF | 25,095 SF |
| Acres | 0.576 |
| Year Built | 1970 |
| Legal | LOT 1A BLK 3 WUKASCH RESUB LOTS 1-3&6 BLK 3 BRACKENRIDGE HEIGHTS |
| Neighborhood | 20CEN |
| Land | $3,011,400 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,011,400 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $2,895,925 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,895,925 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,895,925 |
| Taxable Value | $2,895,925 |
|---|
Appreciation: Market value has risen +49.1% from $1,942,652 (2021) to $2,895,925 (2025), a CAGR of 10.5% 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 $59,265. 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 104% of market value ($3,011,400 land vs $0 improvements), about $120/SF of land. With value concentrated in the land under a ~56-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 $2,895,925, 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 +10.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,770,102 by 2030, with an estimated annual tax burden around $87,856. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 18,400 SF | ✗ |
| 1ST | 1st Floor | 4,540 SF | ✓ |
| UBSMT | Unfinished Basement | 4,340 SF | ✓ |
| 501 | CANOPY | 604 SF | ✗ |
| 541 | FENCE COMM LF | 320 SF | ✗ |
| 611 | TERRACE | 244 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% | $26,793.10 | $26,793.10 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $15,175.14 | $15,175.14 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $10,884.19 | $10,884.19 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,417.86 | $3,417.86 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,994.39 | $2,994.39 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $59,264.68 | $59,264.68 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,109,000 | $2,895,925 | +7.4% |
| Assessed Value | $3,109,000 | $2,895,925 | +7.4% |
| Land Value | $3,011,400 | $3,011,400 | +0.0% |
| Improvement Value | $97,600 | — | — |
| Taxable Value | $3,109,000 | $2,895,925 | +7.4% |
| Total Tax 2026 = estimate |
~$63,625
Estimated
|
~$59,265
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,206,621 | $3,109,000 | -97,621 (-3.0%) |
| Taxable Value | $3,206,621 | $3,109,000 | -97,621 (-3.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,109,000 | $3,011,400 | $97,600 | — | $3,109,000 | $3,109,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,895,925 | $3,011,400 | — | — | $2,895,925 | $2,895,925 | ~$59,265 | Partial |
| 2024 | $2,700,000 | — | — | — | $2,895,925 ! | $— | $57,392 | Verified |
| 2023 | $1,942,000 | — | — | — | $2,700,000 ! | $— | $48,850 | Verified |
| 2022 | $1,942,000 | — | — | −$59,875 | $1,882,125 | $— | $38,353 | Verified |
| 2021 | $1,942,652 | — | — | −$60,527 | $1,882,125 | $— | $41,925 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +10.7% | +10.7% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +7.3% | +7.3% | ~100% | 1.9800% | Verified |
| 2023 | +39.0% | +39.0% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +49.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +7.4% | +10.7% | +9.0% | +39.0% | 2024 | +-0.0% | 2022 |
| Assessment Ratio | 100.0% | 106.7% | — | 139.0% | 2023 | 96.9% | 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 |
$59,265 | $49,157 | ~$75,561 | $59,265 | 2025 | $38,353 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,199,892 | ~$3,185,518 | ~2.0139% | ~$64,154 | +10.5% |
| 2027 | ~$3,535,766 | ~$3,504,069 | ~1.9814% | ~$69,429 | +22.1% |
| 2028 | ~$3,906,893 | ~$3,854,476 | ~1.9488% | ~$75,118 | +34.9% |
| 2029 | ~$4,316,976 | ~$4,239,924 | ~1.9163% | ~$81,249 | +49.1% |
| 2030 | ~$4,770,102 | ~$4,663,916 | ~1.8837% | ~$87,856 | +64.7% |
| 2026 | ~$3,141,974 | ~$3,141,974 | ~2.0465% | ~$64,300 | +8.5% |
| 2027 | ~$3,408,928 | ~$3,408,928 | ~2.0465% | ~$69,763 | +17.7% |
| 2028 | ~$3,698,564 | ~$3,698,564 | ~2.0465% | ~$75,691 | +27.7% |
| 2029 | ~$4,012,808 | ~$4,012,808 | ~2.0465% | ~$82,122 | +38.6% |
| 2030 | ~$4,353,752 | ~$4,353,752 | ~2.0465% | ~$89,099 | +50.3% |
| 2026 | ~$3,257,811 | ~$3,185,518 | ~1.9977% | ~$63,636 | +12.5% |
| 2027 | ~$3,664,920 | ~$3,504,069 | ~1.9488% | ~$68,289 | +26.6% |
| 2028 | ~$4,122,902 | ~$3,854,476 | ~1.9000% | ~$73,236 | +42.4% |
| 2029 | ~$4,638,116 | ~$4,239,924 | ~1.8512% | ~$78,489 | +60.2% |
| 2030 | ~$5,217,713 | ~$4,663,916 | ~1.8024% | ~$84,061 | +80.2% |
In 2025, this property's market value of $2,895,925 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +104% 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 | $2,895,925 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,700,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,942,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,942,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,942,652 | $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.