4323 CONGRESS AVE TX 78745
| Owner | ST ELMO APTS LP LLC |
|---|---|
| Parcel ID | 0412040902 |
| Short ID | 937606 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 319,275 SF |
| Land SF | 333,510 SF |
| Acres | 7.656 |
| Year Built | 2022 |
| Legal | UNT MULTI FAMILY ST ELMO MARKETPLACE MASTER CONDOMINIUM PLUS 82.0 % INT IN COM AREA |
| Neighborhood | 08SC2 |
| Land | $10,005,305 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $10,005,305 |
| Improvement | $69,994,695 |
|---|---|
| Total Improvement | $69,994,695 |
| Market | $80,000,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $80,000,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $80,000,000 |
| Taxable Value | $80,000,000 |
|---|
Appreciation: Market value has risen +577.5% from $11,808,889 (2022) to $80,000,000 (2025), a CAGR of 89.2% over 3 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 Multi-Family parcel countywide fell -15.5%, 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 $1,637,188. 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 13% of market value ($10,005,305 land vs $69,994,695 improvements), about $30/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Submarket Position: At $80,000,000, 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 +89.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,940,401,335 by 2030, with an estimated annual tax burden around $2,427,029. 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 | 319,275 SF | ✓ |
Market value changed by 339% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $740,160.00 | $740,160.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $419,213.60 | $419,213.60 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $300,676.00 | $300,676.00 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $94,418.40 | $94,418.40 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $82,720.00 | $82,720.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,637,188.00 | $1,637,188.00 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $76,680,000 | $80,000,000 | -4.2% |
| Assessed Value | $76,680,000 | $80,000,000 | -4.2% |
| Land Value | $10,005,305 | $10,005,305 | +0.0% |
| Improvement Value | $66,674,695 | $69,994,695 | -4.7% |
| Taxable Value | $76,680,000 | $80,000,000 | -4.2% |
| Total Tax 2026 = estimate |
~$1,569,245
Estimated
|
~$1,637,188
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $88,372,508 | $76,680,000 | -11,692,508 (-13.2%) |
| Taxable Value | $88,372,508 | $76,680,000 | -11,692,508 (-13.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $76,680,000 | $10,005,305 | $66,674,695 | — | $76,680,000 | $76,680,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $80,000,000 | $10,005,305 | $69,994,695 | — | $80,000,000 | $80,000,000 | ~$1,637,188 | Partial |
| 2024 | $73,716,000 | — | — | −$63,710,695 | $10,005,305 | $— | $1,783,633 | Verified |
| 2023 | $48,500,000 | — | — | −$38,494,695 | $10,005,305 | $— | $1,293,367 | Verified |
| 2022 | $11,808,889 | — | — | −$1,803,584 | $10,005,305 | $— | $961,100 | Verified |
| 2021 | $— | — | — | — | $10,005,305 | $— | $257,042 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +10.5% | +10.5% | ~100% | Not available | Partial |
| 2025 | -11.1% | -11.1% | ~100% | Not available | Partial |
| 2024 | +22.1% | +22.1% | ~100% | 1.9800% | Verified |
| 2023 | +42.3% | +42.3% | ~100% | 1.7500% | Verified |
| 2022 | +338.7% ! | +338.7% | ~100% | 1.8600% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +577.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.2% | +91.8% | +90.9% | +310.7% | 2023 | -4.2% | 2026 |
| Assessment Ratio | 100.0% | 63.8% | — | 100.0% | 2025 | 13.6% | 2024 |
| 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 |
$1,637,188 | $1,418,822 | ~$2,087,383 | $1,783,633 | 2024 | $961,100 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$151,373,657 | ~$88,000,000 | ~2.0139% | ~$1,772,264 | +89.2% |
| 2027 | ~$286,424,800 | ~$96,800,000 | ~1.9814% | ~$1,917,984 | +258.0% |
| 2028 | ~$541,964,617 | ~$106,480,000 | ~1.9488% | ~$2,075,124 | +577.5% |
| 2029 | ~$1,025,489,574 | ~$117,128,000 | ~1.9163% | ~$2,244,513 | +1181.9% |
| 2030 | ~$1,940,401,335 | ~$128,840,800 | ~1.8837% | ~$2,427,029 | +2325.5% |
| 2026 | ~$149,773,657 | ~$88,000,000 | ~2.0465% | ~$1,800,907 | +87.2% |
| 2027 | ~$280,401,853 | ~$96,800,000 | ~2.0465% | ~$1,980,997 | +250.5% |
| 2028 | ~$524,960,137 | ~$106,480,000 | ~2.0465% | ~$2,179,097 | +556.2% |
| 2029 | ~$982,814,993 | ~$117,128,000 | ~2.0465% | ~$2,397,007 | +1128.5% |
| 2030 | ~$1,839,997,443 | ~$128,840,800 | ~2.0465% | ~$2,636,708 | +2200.0% |
| 2026 | ~$152,973,657 | ~$88,000,000 | ~1.9977% | ~$1,757,943 | +91.2% |
| 2027 | ~$292,511,746 | ~$96,800,000 | ~1.9488% | ~$1,886,477 | +265.6% |
| 2028 | ~$559,332,393 | ~$106,480,000 | ~1.9000% | ~$2,023,138 | +599.2% |
| 2029 | ~$1,069,539,019 | ~$117,128,000 | ~1.8512% | ~$2,168,267 | +1236.9% |
| 2030 | ~$2,045,141,186 | ~$128,840,800 | ~1.8024% | ~$2,322,190 | +2456.4% |
In 2025, this property's market value of $80,000,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 154× 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 | $80,000,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $73,716,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $48,500,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $11,808,889 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | — | $300,453 | $376,850 | $539,896 | — | 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.