3314 S CONGRESS AVE TX 78704
| Owner | RS ENTERPRISE SOCO LLC |
|---|---|
| Parcel ID | 0407031142 |
| Short ID | 309891 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 1,164 SF |
| Land SF | 9,000 SF |
| Acres | 0.207 |
| Year Built | 1925 |
| Legal | LOT 2 *& N 10 FT OF LOT 1 *& CEN 60 FT OF LOT 6 BLK 2 BRACKENRIDGE HEIGHTS |
| Neighborhood | 59SCN |
| Land | $1,080,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,080,000 |
| Improvement | $39,610 |
|---|---|
| Total Improvement | $39,610 |
| Market | $1,119,610 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,119,610 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,119,610 |
| Taxable Value | $1,119,610 |
|---|
Appreciation: Market value has risen +45.4% from $770,000 (2021) to $1,119,610 (2025), a CAGR of 9.8% 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 $22,913. 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 96% of market value ($1,080,000 land vs $39,610 improvements), about $120/SF of land. With value concentrated in the land under a ~101-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 $1,119,610, this parcel sits in the lower-middle (25th–50th 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 +9.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,787,668 by 2030, with an estimated annual tax burden around $33,675. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,164 SF | ✓ |
| 031C | GARAGE DET 1ST COMM | 324 SF | ✓ |
| 511 | DECK | 50 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% | $10,358.63 | $10,358.63 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,866.95 | $5,866.95 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,208.00 | $4,208.00 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,321.40 | $1,321.40 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,157.68 | $1,157.68 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $22,912.66 | $22,912.66 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,246,733 | $1,119,610 | +11.4% |
| Assessed Value | $1,246,733 | $1,119,610 | +11.4% |
| Land Value | $1,080,000 | $1,080,000 | +0.0% |
| Improvement Value | $166,733 | $39,610 | +320.9% |
| Taxable Value | $1,246,733 | $1,119,610 | +11.4% |
| Total Tax 2026 = estimate |
~$25,514
Estimated
|
~$22,913
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,370,036 | $1,246,733 | -123,303 (-9.0%) |
| Taxable Value | $1,343,532 | $1,246,733 | -96,799 (-7.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,246,733 | $1,080,000 | $166,733 | — | $1,246,733 | $1,246,733 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,119,610 | $1,080,000 | $39,610 | — | $1,119,610 | $1,119,610 | ~$22,913 | Partial |
| 2024 | $1,143,961 | — | — | −$63,961 | $1,080,000 | $— | $23,288 | Verified |
| 2023 | $752,157 | — | — | — | $1,080,000 ! | $— | $20,697 | Verified |
| 2022 | $782,339 | — | — | −$107,339 | $675,000 | $— | $14,855 | Verified |
| 2021 | $770,000 | — | — | −$95,000 | $675,000 | $— | $17,029 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +22.4% | +20.0% | 98.1% | Not available | Partial |
| 2025 | -4.7% | -4.7% | ~100% | Not available | Partial |
| 2024 | +2.7% | +2.7% | ~100% | 1.9800% | Verified |
| 2023 | +52.1% | +52.1% | ~100% | 1.8100% | Verified |
| 2022 | -3.9% | -3.9% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +43.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +11.4% | +11.8% | +7.6% | +52.1% | 2024 | -3.9% | 2023 |
| Assessment Ratio | 100.0% | 102.0% | — | 143.6% | 2023 | 86.3% | 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 |
$22,913 | $19,756 | ~$29,055 | $23,288 | 2024 | $14,855 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,229,450 | ~$1,229,450 | ~2.0139% | ~$24,760 | +9.8% |
| 2027 | ~$1,350,065 | ~$1,350,065 | ~1.9814% | ~$26,750 | +20.6% |
| 2028 | ~$1,482,514 | ~$1,482,514 | ~1.9488% | ~$28,892 | +32.4% |
| 2029 | ~$1,627,957 | ~$1,627,957 | ~1.9163% | ~$31,196 | +45.4% |
| 2030 | ~$1,787,668 | ~$1,787,668 | ~1.8837% | ~$33,675 | +59.7% |
| 2026 | ~$1,207,058 | ~$1,207,058 | ~2.0465% | ~$24,702 | +7.8% |
| 2027 | ~$1,301,335 | ~$1,301,335 | ~2.0465% | ~$26,632 | +16.2% |
| 2028 | ~$1,402,976 | ~$1,402,976 | ~2.0465% | ~$28,712 | +25.3% |
| 2029 | ~$1,512,556 | ~$1,512,556 | ~2.0465% | ~$30,954 | +35.1% |
| 2030 | ~$1,630,695 | ~$1,630,695 | ~2.0465% | ~$33,372 | +45.6% |
| 2026 | ~$1,251,842 | ~$1,231,571 | ~1.9977% | ~$24,603 | +11.8% |
| 2027 | ~$1,399,691 | ~$1,354,728 | ~1.9488% | ~$26,401 | +25.0% |
| 2028 | ~$1,565,002 | ~$1,490,201 | ~1.9000% | ~$28,314 | +39.8% |
| 2029 | ~$1,749,837 | ~$1,639,221 | ~1.8512% | ~$30,345 | +56.3% |
| 2030 | ~$1,956,503 | ~$1,803,143 | ~1.8024% | ~$32,499 | +74.7% |
In 2025, this property's market value of $1,119,610 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -21% below 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 | $1,119,610 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,143,961 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $752,157 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $782,339 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $770,000 | $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.