3612 S CONGRESS AVE TX 78704
| Owner | 3423 PICKLE LLC |
|---|---|
| Parcel ID | 0408040156 |
| Short ID | 310913 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 6,000 SF |
| Land SF | 19,232 SF |
| Acres | 0.442 |
| Year Built | 1969 |
| Legal | 0.4415 AC OF LOT 1 FORTVIEW ADDN |
| Neighborhood | 20CEN |
| Land | $2,307,840 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,307,840 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,750,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,750,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,750,000 |
| Taxable Value | $1,750,000 |
|---|
Appreciation: Market value has fallen -0.4% from $1,756,712 (2021) to $1,750,000 (2025), a CAGR of -0.1% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2022→2023), 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 lagged 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 $35,813. 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 132% of market value ($2,307,840 land vs $0 improvements), about $120/SF of land. With value concentrated in the land under a ~57-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 $1,750,000, 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 -0.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,741,646 by 2030, with an estimated annual tax burden around $32,808. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 6,000 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% | $16,191.00 | $16,191.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $9,170.30 | $9,170.30 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,577.29 | $6,577.29 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,065.40 | $2,065.40 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,809.50 | $1,809.50 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $35,813.49 | $35,813.49 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,781,386 | $1,750,000 | +1.8% |
| Assessed Value | $1,781,386 | $1,750,000 | +1.8% |
| Land Value | $2,307,840 | $2,307,840 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,781,386 | $1,750,000 | +1.8% |
| Total Tax 2026 = estimate |
~$36,456
Estimated
|
~$35,813
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,544,824 | $1,781,386 | -763,438 (-30.0%) |
| Taxable Value | $2,100,000 | $1,781,386 | -318,614 (-15.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,781,386 | $2,307,840 | — | — | $1,781,386 | $1,781,386 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,750,000 | $2,307,840 | — | — | $1,750,000 | $1,750,000 | ~$35,813 | Partial |
| 2024 | $1,595,450 | — | — | — | $1,750,000 ! | $— | $34,682 | Verified |
| 2023 | $1,595,450 | — | — | — | $2,307,840 ! | $— | $28,866 | Verified |
| 2022 | $1,869,581 | — | — | −$523,341 | $1,346,240 | $— | $31,509 | Verified |
| 2021 | $1,756,712 | — | — | −$410,472 | $1,346,240 | $— | $40,695 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +45.4% | +20.0% | 82.5% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -27.8% | -27.8% | ~100% | 1.9800% | Verified |
| 2023 | +51.9% | +51.9% | ~100% | 1.1900% | Verified |
| 2022 | -14.7% | -14.7% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.3200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -6.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.8% | +0.6% | -0.4% | +9.7% | 2025 | -14.7% | 2023 |
| Assessment Ratio | 100.0% | 100.5% | — | 144.7% | 2023 | 72.0% | 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 |
$35,813 | $34,313 | ~$34,008 | $40,695 | 2021 | $28,866 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,748,326 | ~$1,748,326 | ~2.0139% | ~$35,210 | -0.1% |
| 2027 | ~$1,746,654 | ~$1,746,654 | ~1.9814% | ~$34,608 | -0.2% |
| 2028 | ~$1,744,983 | ~$1,744,983 | ~1.9488% | ~$34,007 | -0.3% |
| 2029 | ~$1,743,314 | ~$1,743,314 | ~1.9163% | ~$33,407 | -0.4% |
| 2030 | ~$1,741,646 | ~$1,741,646 | ~1.8837% | ~$32,808 | -0.5% |
| 2026 | ~$1,713,326 | ~$1,713,326 | ~2.0465% | ~$35,063 | -2.1% |
| 2027 | ~$1,677,421 | ~$1,677,421 | ~2.0465% | ~$34,328 | -4.1% |
| 2028 | ~$1,642,268 | ~$1,642,268 | ~2.0465% | ~$33,609 | -6.2% |
| 2029 | ~$1,607,851 | ~$1,607,851 | ~2.0465% | ~$32,904 | -8.1% |
| 2030 | ~$1,574,156 | ~$1,574,156 | ~2.0465% | ~$32,215 | -10.0% |
| 2026 | ~$1,783,326 | ~$1,783,326 | ~1.9977% | ~$35,625 | +1.9% |
| 2027 | ~$1,817,287 | ~$1,817,287 | ~1.9488% | ~$35,416 | +3.8% |
| 2028 | ~$1,851,894 | ~$1,851,894 | ~1.9000% | ~$35,186 | +5.8% |
| 2029 | ~$1,887,160 | ~$1,887,160 | ~1.8512% | ~$34,935 | +7.8% |
| 2030 | ~$1,923,098 | ~$1,923,098 | ~1.8024% | ~$34,661 | +9.9% |
In 2025, this property's market value of $1,750,000 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +23% 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 | $1,750,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,595,450 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,595,450 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,869,581 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,756,712 | $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.