3801 S CONGRESS AVE TX 78704
| Owner | KO SOUTH CONGRESS OWNER DE LLC |
|---|---|
| Parcel ID | 0409020504 |
| Short ID | 734330 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 289,672 SF |
| Land SF | 294,975 SF |
| Acres | 6.772 |
| Year Built | 2008 |
| Legal | LOT 20A & 21A WOODWARD INDUSTRIAL DISTRICT AMENDED PLAT OF LTS 20&21 |
| Neighborhood | 08SC1 |
| Land | $29,202,550 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $29,202,550 |
| Improvement | $69,207,450 |
|---|---|
| Total Improvement | $69,207,450 |
| Market | $98,410,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $98,410,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $98,410,000 |
| Taxable Value | $98,410,000 |
|---|
Appreciation: Market value has risen +2025.8% from $4,629,285 (2021) to $98,410,000 (2025), a CAGR of 114.7% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2022), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Multi-Family parcel countywide rose +37.9%, so this parcel has outpaced the broader multi-family 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 $2,013,946. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Asset Class: Multi-family residential. 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 30% of market value ($29,202,550 land vs $69,207,450 improvements), about $99/SF of land. Most value sits in the improvements, so building condition, age (~18 yrs), and rent roll drive the underwriting.
Submarket Position: At $98,410,000, this parcel sits in the top quartile (≥75th percentile) of Multi-Family property in Travis County — county median $519,778 (P25 $438,669 / P75 $749,859, n=12,584). Multi-Family here is the broad TCAD category — every multi-family 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 +114.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,492,063,358 by 2030, with an estimated annual tax burden around $2,985,549. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 187 | PARKING GARAGE | 294,760 SF | ✓ |
| 2ND | 2nd Floor | 97,281 SF | ✓ |
| 3RD | 3rd Floor | 97,280 SF | ✓ |
| 4TH | 4th Floor | 97,280 SF | ✓ |
| 1ST | 1st Floor | 95,111 SF | ✓ |
| MISC | Miscellaneous | 5,793 SF | ✓ |
| 601 | POOL COMM'L | 2,000 SF | ✗ |
| 276 | ELEVATOR COM PAS | 2 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 2 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% | $910,489.32 | $910,489.32 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $515,685.13 | $515,685.13 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $369,869.06 | $369,869.06 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $116,146.43 | $116,146.43 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $101,755.94 | $101,755.94 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $2,013,945.88 | $2,013,945.88 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $91,530,000 | $98,410,000 | -7.0% |
| Assessed Value | $91,530,000 | $98,410,000 | -7.0% |
| Land Value | $29,202,550 | $29,202,550 | +0.0% |
| Improvement Value | $62,327,450 | $69,207,450 | -9.9% |
| Taxable Value | $91,530,000 | $98,410,000 | -7.0% |
| Total Tax 2026 = estimate |
~$1,873,148
Estimated
|
~$2,013,946
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $93,804,969 | $91,530,000 | -2,274,969 (-2.4%) |
| Taxable Value | $93,804,969 | $91,530,000 | -2,274,969 (-2.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $91,530,000 | $29,202,550 | $62,327,450 | — | $91,530,000 | $91,530,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $98,410,000 | $29,202,550 | $69,207,450 | — | $98,410,000 | $98,410,000 | ~$2,013,946 | Partial |
| 2024 | $112,600,000 | — | — | — | — | $— | $2,195,850 | Verified |
| 2023 | $99,750,000 | — | — | — | — | $— | $1,890,096 | Verified |
| 2022 | $85,989,333 | — | — | — | — | $— | $1,975,167 | Verified |
| 2021 | $4,629,285 | — | — | — | — | $— | $1,871,712 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -4.7% | -4.7% | ~100% | Not available | Partial |
| 2025 | -11.2% | -11.2% | ~100% | Not available | Partial |
| 2024 | -1.6% | -1.6% | ~100% | 1.9800% | Verified |
| 2023 | +7.2% | +7.2% | ~100% | 1.6800% | Verified |
| 2022 | +22.1% | +22.1% | ~100% | 1.8800% | Verified |
| 2021 | base year | — | ~100% | 40.4300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +14.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -7.0% | +353.4% | +118.0% | +1757.5% | 2022 | -12.6% | 2025 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2025 | 100.0% | 2025 |
| 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 |
$2,013,946 | $1,989,354 | ~$2,567,742 | $2,195,850 | 2024 | $1,871,712 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$211,310,248 | ~$108,251,000 | ~2.0139% | ~$2,180,106 | +114.7% |
| 2027 | ~$453,734,590 | ~$119,076,100 | ~1.9814% | ~$2,359,360 | +361.1% |
| 2028 | ~$974,278,719 | ~$130,983,710 | ~1.9488% | ~$2,552,662 | +890.0% |
| 2029 | ~$2,092,013,799 | ~$144,082,081 | ~1.9163% | ~$2,761,032 | +2025.8% |
| 2030 | ~$4,492,063,358 | ~$158,490,289 | ~1.8837% | ~$2,985,549 | +4464.6% |
| 2026 | ~$209,342,048 | ~$108,251,000 | ~2.0465% | ~$2,215,340 | +112.7% |
| 2027 | ~$445,321,544 | ~$119,076,100 | ~2.0465% | ~$2,436,875 | +352.5% |
| 2028 | ~$947,307,429 | ~$130,983,710 | ~2.0465% | ~$2,680,562 | +862.6% |
| 2029 | ~$2,015,153,718 | ~$144,082,081 | ~2.0465% | ~$2,948,618 | +1947.7% |
| 2030 | ~$4,286,722,963 | ~$158,490,289 | ~2.0465% | ~$3,243,480 | +4256.0% |
| 2026 | ~$213,278,448 | ~$108,251,000 | ~1.9977% | ~$2,162,489 | +116.7% |
| 2027 | ~$462,226,364 | ~$119,076,100 | ~1.9488% | ~$2,320,602 | +369.7% |
| 2028 | ~$1,001,757,154 | ~$130,983,710 | ~1.9000% | ~$2,488,712 | +917.9% |
| 2029 | ~$2,171,051,837 | ~$144,082,081 | ~1.8512% | ~$2,667,239 | +2106.1% |
| 2030 | ~$4,705,198,321 | ~$158,490,289 | ~1.8024% | ~$2,856,583 | +4681.2% |
In 2025, this property's market value of $98,410,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 189× the county median of $519,778. Multi-Family here is the broad TCAD category — every multi-family 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 | $98,410,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $112,600,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $99,750,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $85,989,333 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $4,629,285 | $300,453 | $376,850 | $539,896 | ↑ 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.