3909 S CONGRESS AVE TX 78704
| Owner | 3909 CONGRESS AVENUE PROPERTIES LLC |
|---|---|
| Parcel ID | 0410030110 |
| Short ID | 734361 |
| Type | Real |
| Use Code | 33 Fast Food Restaurant |
| Valuation | Income |
| Improvement SF | 5,422 SF |
| Land SF | 56,976 SF |
| Acres | 1.308 |
| Year Built | 2001 |
| Legal | LOT 1 BLK A KRAMER J F JR SUBD NO 1 (LEASEHOLD) (LEASEHOLD) |
| Neighborhood | 48CEN |
| Land | $5,697,600 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $5,697,600 |
| Improvement | $1,298,264 |
|---|---|
| Total Improvement | $1,298,264 |
| Market | $6,995,864 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $6,995,864 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $6,995,864 |
| Taxable Value | $6,995,864 |
|---|
Appreciation: Market value has risen +89.1% from $3,700,000 (2021) to $6,995,864 (2025), a CAGR of 17.3% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $143,169. 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 81% of market value ($5,697,600 land vs $1,298,264 improvements), about $100/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $6,995,864, 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 +17.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $15,511,039 by 2030, with an estimated annual tax burden around $212,240. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 34,000 SF | ✗ |
| 1ST | 1st Floor | 5,422 SF | ✓ |
| 501 | CANOPY | 3,230 SF | ✗ |
| SO | Sketch Only | 294 SF | ✗ |
| 482 | LIGHT POLES | 10 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% | $50,078.49 | $50,078.49 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $28,363.57 | $28,363.57 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $20,343.44 | $20,343.44 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $6,388.25 | $6,388.25 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $5,596.75 | $5,596.75 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $110,770.50 | $110,770.50 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $5,600,444 | $6,995,864 | -19.9% |
| Assessed Value | $5,600,444 | $6,995,864 | -19.9% |
| Land Value | $5,697,600 | $5,697,600 | +0.0% |
| Improvement Value | — | $1,298,264 | — |
| Taxable Value | $5,600,444 | $6,995,864 | -19.9% |
| Total Tax 2026 = estimate |
~$114,612
Estimated
|
~$110,770
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $7,052,836 | $5,600,444 | -1,452,392 (-20.6%) |
| Taxable Value | $7,052,836 | $5,600,444 | -1,452,392 (-20.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $5,600,444 | $5,697,600 | — | — | $5,600,444 | $5,600,444 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $6,995,864 | $5,697,600 | $1,298,264 | — | $6,995,864 | $6,995,864 | ~$110,770 | Partial |
| 2024 | $5,697,600 | — | — | — | $5,697,600 | $— | $112,916 | Verified |
| 2023 | $3,800,000 | — | — | — | $5,697,600 ! | $— | $103,084 | Verified |
| 2022 | $3,375,000 | — | — | −$241,320 | $3,133,680 | $— | $75,047 | Verified |
| 2021 | $3,700,000 | — | — | −$566,320 | $3,133,680 | $— | $73,804 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.8% | +0.8% | ~100% | Not available | Partial |
| 2025 | +22.8% | +22.8% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | +49.9% | +49.9% | ~100% | 1.8100% | Verified |
| 2022 | -3.5% | -3.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.9900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +77.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -19.9% | +11.3% | +23.1% | +49.9% | 2024 | -19.9% | 2026 |
| Assessment Ratio | 100.0% | 104.6% | — | 149.9% | 2023 | 84.7% | 2021 |
| Effective Tax Rate (2025) | 1.5800% | 1.5800% | — | 1.5800% | 2025 | 1.5800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$110,770 | $95,124 | ~$182,538 | $112,916 | 2024 | $73,804 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$8,203,539 | ~$7,695,450 | ~2.0139% | ~$154,981 | +17.3% |
| 2027 | ~$9,619,692 | ~$8,464,995 | ~1.9814% | ~$167,724 | +37.5% |
| 2028 | ~$11,280,311 | ~$9,311,495 | ~1.9488% | ~$181,466 | +61.2% |
| 2029 | ~$13,227,598 | ~$10,242,644 | ~1.9163% | ~$196,279 | +89.1% |
| 2030 | ~$15,511,039 | ~$11,266,909 | ~1.8837% | ~$212,240 | +121.7% |
| 2026 | ~$8,063,622 | ~$7,695,450 | ~2.0465% | ~$157,486 | +15.3% |
| 2027 | ~$9,294,349 | ~$8,464,995 | ~2.0465% | ~$173,235 | +32.9% |
| 2028 | ~$10,712,918 | ~$9,311,495 | ~2.0465% | ~$190,558 | +53.1% |
| 2029 | ~$12,347,999 | ~$10,242,644 | ~2.0465% | ~$209,614 | +76.5% |
| 2030 | ~$14,232,638 | ~$11,266,909 | ~2.0465% | ~$230,576 | +103.4% |
| 2026 | ~$8,343,457 | ~$7,695,450 | ~1.9977% | ~$153,729 | +19.3% |
| 2027 | ~$9,950,632 | ~$8,464,995 | ~1.9488% | ~$164,969 | +42.2% |
| 2028 | ~$11,867,393 | ~$9,311,495 | ~1.9000% | ~$176,920 | +69.6% |
| 2029 | ~$14,153,374 | ~$10,242,644 | ~1.8512% | ~$189,611 | +102.3% |
| 2030 | ~$16,879,697 | ~$11,266,909 | ~1.8024% | ~$203,072 | +141.3% |
In 2025, this property's market value of $6,995,864 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 5× 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 | $6,995,864 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $5,697,600 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $3,800,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $3,375,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $3,700,000 | $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.