4508 S CONGRESS AVE TX
| Owner | CMG PARTNERSHIP LTD |
|---|---|
| Parcel ID | 0412060929 |
| Short ID | 316660 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 2,164 SF |
| Land SF | 13,000 SF |
| Acres | 0.298 |
| Year Built | 1958 |
| Legal | 65 X 200FT OF LOT 1 * RESUB OF PT OF LT 24 FORTVIEW ADDN |
| Neighborhood | 53SOU |
| Land | $312,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $312,000 |
| Improvement | $237,027 |
|---|---|
| Total Improvement | $237,027 |
| Market | $549,027 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $549,027 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $549,027 |
| Taxable Value | $549,027 |
|---|
Appreciation: Market value has risen +34.2% from $409,065 (2021) to $549,027 (2025), a CAGR of 7.6% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2022→2023), 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 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 $11,236. 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 57% of market value ($312,000 land vs $237,027 improvements), about $24/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $549,027, this parcel sits in the bottom quartile (<25th 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 +7.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $793,132 by 2030, with an estimated annual tax burden around $14,941. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,164 SF | ✓ |
| 051C | CARPORT DET 1ST COMM | 1,060 SF | ✗ |
| 501 | CANOPY | 59 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% | $5,079.60 | $5,079.60 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,876.99 | $2,876.99 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,063.49 | $2,063.49 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $647.98 | $647.98 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $567.69 | $567.69 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $11,235.75 | $11,235.75 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $434,918 | $549,027 | -20.8% |
| Assessed Value | $434,918 | $549,027 | -20.8% |
| Land Value | $312,000 | $312,000 | +0.0% |
| Improvement Value | $122,918 | $237,027 | -48.1% |
| Taxable Value | $434,918 | $549,027 | -20.8% |
| Total Tax 2026 = estimate |
~$8,901
Estimated
|
~$11,236
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $499,906 | $434,918 | -64,988 (-13.0%) |
| Taxable Value | $499,906 | $434,918 | -64,988 (-13.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $434,918 | $312,000 | $122,918 | — | $434,918 | $434,918 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $549,027 | $312,000 | $237,027 | — | $549,027 | $549,027 | ~$11,236 | Partial |
| 2024 | $554,269 | — | — | −$242,269 | $312,000 | $— | $10,985 | Verified |
| 2023 | $410,000 | — | — | −$98,000 | $312,000 | $— | $10,028 | Verified |
| 2022 | $245,756 | — | — | — | $312,000 ! | $— | $8,097 | Verified |
| 2021 | $409,065 | — | — | −$246,124 | $162,941 | $— | $5,349 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -8.9% | -8.9% | ~100% | Not available | Partial |
| 2025 | -29.4% | -17.5% | ~100% | Not available | Partial |
| 2024 | +31.8% | +12.8% | 85.6% | 1.4100% | Verified |
| 2023 | +10.0% | +10.0% | ~100% | 1.7000% | Verified |
| 2022 | +13.9% | +13.9% | ~100% | 1.5100% | Verified |
| 2021 | base year | — | ~100% | 1.3100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +16.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -20.8% | +8.1% | +13.3% | +66.8% | 2023 | -39.9% | 2022 |
| Assessment Ratio | 100.0% | 83.2% | — | 127.0% | 2022 | 39.8% | 2021 |
| 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 |
$11,236 | $9,139 | ~$13,382 | $11,236 | 2025 | $5,349 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$590,941 | ~$590,941 | ~2.0139% | ~$11,901 | +7.6% |
| 2027 | ~$636,055 | ~$636,055 | ~1.9814% | ~$12,603 | +15.9% |
| 2028 | ~$684,612 | ~$684,612 | ~1.9488% | ~$13,342 | +24.7% |
| 2029 | ~$736,877 | ~$736,877 | ~1.9163% | ~$14,121 | +34.2% |
| 2030 | ~$793,132 | ~$793,132 | ~1.8837% | ~$14,941 | +44.5% |
| 2026 | ~$579,960 | ~$579,960 | ~2.0465% | ~$11,869 | +5.6% |
| 2027 | ~$612,637 | ~$612,637 | ~2.0465% | ~$12,538 | +11.6% |
| 2028 | ~$647,154 | ~$647,154 | ~2.0465% | ~$13,244 | +17.9% |
| 2029 | ~$683,616 | ~$683,616 | ~2.0465% | ~$13,990 | +24.5% |
| 2030 | ~$722,132 | ~$722,132 | ~2.0465% | ~$14,778 | +31.5% |
| 2026 | ~$601,921 | ~$601,921 | ~1.9977% | ~$12,024 | +9.6% |
| 2027 | ~$659,912 | ~$659,912 | ~1.9488% | ~$12,861 | +20.2% |
| 2028 | ~$723,489 | ~$723,489 | ~1.9000% | ~$13,746 | +31.8% |
| 2029 | ~$793,192 | ~$793,192 | ~1.8512% | ~$14,684 | +44.5% |
| 2030 | ~$869,609 | ~$869,609 | ~1.8024% | ~$15,674 | +58.4% |
In 2025, this property's market value of $549,027 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -61% below 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 | $549,027 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $554,269 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $410,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $245,756 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $409,065 | $517,750 | $1,142,600 | $2,780,453 | ↓ Bottom 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.