3804 S CONGRESS AVE TX 78704
| Owner | FAMILY SPORTS INC |
|---|---|
| Parcel ID | 0408040321 |
| Short ID | 310966 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 12,801 SF |
| Land SF | 45,525 SF |
| Acres | 1.045 |
| Year Built | 1949 |
| Legal | WESLEY ADDN |
| Neighborhood | 61CEN |
| Land | $5,007,750 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $5,007,750 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $4,100,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,100,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $4,100,000 |
| Taxable Value | $4,100,000 |
|---|
Appreciation: Market value has risen +15.8% from $3,539,395 (2021) to $4,100,000 (2025), a CAGR of 3.7% over 4 years. Growth has been relatively flat for this asset class. 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 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 $83,906. 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 cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 122% of market value ($5,007,750 land vs $0 improvements), about $110/SF of land. With value concentrated in the land under a ~77-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 $4,100,000, this parcel sits in the top quartile (≥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 +3.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,927,225 by 2030, with an estimated annual tax burden around $92,816. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 12,801 SF | ✓ |
| 881 | COMMCL FINISHOUT | 2,370 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% | $37,933.20 | $37,933.20 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $21,484.70 | $21,484.70 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $15,409.65 | $15,409.65 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,838.94 | $4,838.94 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,239.40 | $4,239.40 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $83,905.89 | $83,905.89 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $6,009,218 | $4,100,000 | +46.6% |
| Assessed Value | $4,920,000 | $4,100,000 | +20.0% |
| Land Value | $5,007,750 | $5,007,750 | +0.0% |
| Improvement Value | $1,001,468 | — | — |
| Taxable Value | $4,920,000 | $4,100,000 | +20.0% |
| HS Cap Loss | -$1,089,218 | — | |
| Total Tax 2026 = estimate |
~$100,687
Estimated
|
~$83,906
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $6,009,218 | $6,009,218 | +0 (+0.0%) |
| Taxable Value | $4,920,000 | $4,920,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $6,009,218 | $5,007,750 | $1,001,468 | −$1,089,218 | $4,920,000 | $4,920,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,100,000 | $5,007,750 | — | — | $4,100,000 | $4,100,000 | ~$83,906 | Partial |
| 2024 | $5,580,000 | — | — | −$572,250 | $5,007,750 | $— | $112,210 | Verified |
| 2023 | $3,532,189 | — | — | — | $5,007,750 ! | $— | $100,956 | Verified |
| 2022 | $3,540,284 | — | — | −$581,159 | $2,959,125 | $— | $69,758 | Verified |
| 2021 | $3,539,395 | — | — | −$580,270 | $2,959,125 | $— | $77,061 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +46.6% | +20.0% | 81.9% | Not available | Partial |
| 2025 | -27.6% | -27.6% | ~100% | Not available | Partial |
| 2024 | +1.5% | +1.5% | ~100% | 1.9800% | Verified |
| 2023 | +58.0% | +58.0% | ~100% | 1.8100% | Verified |
| 2022 | -0.2% | -0.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +15.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +46.6% | +15.6% | -2.8% | +58.0% | 2024 | -26.5% | 2025 |
| Assessment Ratio | 81.9% | 96.8% | — | 141.8% | 2023 | 81.9% | 2026 |
| 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 |
$83,906 | $88,778 | ~$89,229 | $112,210 | 2024 | $69,758 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,253,511 | ~$4,253,511 | ~2.0139% | ~$85,663 | +3.7% |
| 2027 | ~$4,412,770 | ~$4,412,770 | ~1.9814% | ~$87,434 | +7.6% |
| 2028 | ~$4,577,991 | ~$4,577,991 | ~1.9488% | ~$89,218 | +11.7% |
| 2029 | ~$4,749,399 | ~$4,749,399 | ~1.9163% | ~$91,012 | +15.8% |
| 2030 | ~$4,927,225 | ~$4,927,225 | ~1.8837% | ~$92,816 | +20.2% |
| 2026 | ~$4,171,511 | ~$4,171,511 | ~2.0465% | ~$85,369 | +1.7% |
| 2027 | ~$4,244,269 | ~$4,244,269 | ~2.0465% | ~$86,858 | +3.5% |
| 2028 | ~$4,318,297 | ~$4,318,297 | ~2.0465% | ~$88,373 | +5.3% |
| 2029 | ~$4,393,615 | ~$4,393,615 | ~2.0465% | ~$89,915 | +7.2% |
| 2030 | ~$4,470,247 | ~$4,470,247 | ~2.0465% | ~$91,483 | +9.0% |
| 2026 | ~$4,335,511 | ~$4,335,511 | ~1.9977% | ~$86,609 | +5.7% |
| 2027 | ~$4,584,550 | ~$4,584,550 | ~1.9488% | ~$89,346 | +11.8% |
| 2028 | ~$4,847,895 | ~$4,847,895 | ~1.9000% | ~$92,111 | +18.2% |
| 2029 | ~$5,126,366 | ~$5,126,366 | ~1.8512% | ~$94,899 | +25.0% |
| 2030 | ~$5,420,833 | ~$5,420,833 | ~1.8024% | ~$97,704 | +32.2% |
In 2025, this property's market value of $4,100,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +189% 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 | $4,100,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $5,580,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $3,532,189 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $3,540,284 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $3,539,395 | $517,750 | $1,142,600 | $2,780,453 | ↑ Top 25% | 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.