3820 S CONGRESS AVE TX
| Owner | 3820 SOCO LLC |
|---|---|
| Parcel ID | 0409050211 |
| Short ID | 312581 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 12,468 SF |
| Land SF | 27,878 SF |
| Acres | 0.640 |
| Year Built | 1972 |
| Legal | ACR .504 OF BLK 6 FORTVIEW ADDN & .136 AC OF LOT A RESUB OF LT 2 KREBS LANE ADDN |
| Neighborhood | 30CEN |
| Land | $3,066,580 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,066,580 |
| Improvement | $119,094 |
|---|---|
| Total Improvement | $119,094 |
| Market | $3,185,674 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,185,674 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,185,674 |
| Taxable Value | $3,185,674 |
|---|
Appreciation: Market value has fallen -5.3% from $3,364,857 (2021) to $3,185,674 (2025), a CAGR of -1.4% over 4 years. Growth has been relatively flat for this asset class. 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 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 $65,194. 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 ($3,066,580 land vs $119,094 improvements), about $110/SF of land. With value concentrated in the land under a ~54-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 $3,185,674, 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 -1.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,975,053 by 2030, with an estimated annual tax burden around $56,042. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 16,400 SF | ✗ |
| 1ST | 1st Floor | 12,468 SF | ✓ |
| 881 | COMMCL FINISHOUT | 4,096 SF | ✓ |
| 501 | CANOPY | 458 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% | $26,300.36 | $26,300.36 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $14,896.06 | $14,896.06 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $10,684.02 | $10,684.02 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,355.00 | $3,355.00 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,939.32 | $2,939.32 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $58,174.76 | $58,174.76 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,842,667 | $3,185,674 | -10.8% |
| Assessed Value | $2,842,667 | $3,185,674 | -10.8% |
| Land Value | $3,066,580 | $3,066,580 | +0.0% |
| Improvement Value | — | $119,094 | — |
| Taxable Value | $2,842,667 | $3,185,674 | -10.8% |
| Total Tax 2026 = estimate |
~$58,175
Estimated
|
~$58,175
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,192,152 | $2,842,667 | -349,485 (-10.9%) |
| Taxable Value | $3,192,152 | $2,842,667 | -349,485 (-10.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,842,667 | $3,066,580 | — | — | $2,842,667 | $2,842,667 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,185,674 | $3,066,580 | $119,094 | — | $3,185,674 | $3,185,674 | ~$58,175 | Partial |
| 2024 | $3,352,580 | — | — | −$286,000 | $3,066,580 | $— | $60,533 | Verified |
| 2023 | $3,084,171 | — | — | −$17,591 | $3,066,580 | $— | $55,888 | Verified |
| 2022 | $2,984,814 | — | — | −$1,451,524 | $1,533,290 | $— | $60,910 | Verified |
| 2021 | $3,364,857 | — | — | −$1,831,567 | $1,533,290 | $— | $64,970 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.2% | +0.2% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -5.0% | -5.0% | ~100% | 1.9000% | Verified |
| 2023 | +8.7% | +8.7% | ~100% | 1.6700% | Verified |
| 2022 | +3.3% | +3.3% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.9300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +6.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -10.8% | -3.0% | +1.0% | +8.7% | 2024 | -11.3% | 2022 |
| Assessment Ratio | 100.0% | 81.3% | — | 100.0% | 2025 | 45.6% | 2021 |
| Effective Tax Rate (2025) | 1.8300% | 1.8300% | — | 1.8300% | 2025 | 1.8300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$58,175 | $60,095 | ~$59,626 | $64,970 | 2021 | $55,888 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,142,389 | ~$3,142,389 | ~2.0139% | ~$63,286 | -1.4% |
| 2027 | ~$3,099,693 | ~$3,099,693 | ~1.9814% | ~$61,417 | -2.7% |
| 2028 | ~$3,057,577 | ~$3,057,577 | ~1.9488% | ~$59,587 | -4.0% |
| 2029 | ~$3,016,033 | ~$3,016,033 | ~1.9163% | ~$57,796 | -5.3% |
| 2030 | ~$2,975,053 | ~$2,975,053 | ~1.8837% | ~$56,042 | -6.6% |
| 2026 | ~$3,078,676 | ~$3,078,676 | ~2.0465% | ~$63,005 | -3.4% |
| 2027 | ~$2,975,272 | ~$2,975,272 | ~2.0465% | ~$60,888 | -6.6% |
| 2028 | ~$2,875,341 | ~$2,875,341 | ~2.0465% | ~$58,843 | -9.7% |
| 2029 | ~$2,778,766 | ~$2,778,766 | ~2.0465% | ~$56,867 | -12.8% |
| 2030 | ~$2,685,435 | ~$2,685,435 | ~2.0465% | ~$54,957 | -15.7% |
| 2026 | ~$3,206,103 | ~$3,206,103 | ~1.9977% | ~$64,047 | +0.6% |
| 2027 | ~$3,226,663 | ~$3,226,663 | ~1.9488% | ~$62,882 | +1.3% |
| 2028 | ~$3,247,355 | ~$3,247,355 | ~1.9000% | ~$61,700 | +1.9% |
| 2029 | ~$3,268,179 | ~$3,268,179 | ~1.8512% | ~$60,500 | +2.6% |
| 2030 | ~$3,289,137 | ~$3,289,137 | ~1.8024% | ~$59,282 | +3.2% |
In 2025, this property's market value of $3,185,674 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +125% 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 | $3,185,674 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $3,352,580 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $3,084,171 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,984,814 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $3,364,857 | $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.