5526 S CONGRESS AVE TX 78745
| Owner | 5526 SOUTH CONGRESS LLC |
|---|---|
| Parcel ID | 0416090309 |
| Short ID | 325163 |
| Type | Real |
| Use Code | 47D (unlisted) |
| Valuation | Income |
| Improvement SF | 12,996 SF |
| Land SF | 86,018 SF |
| Acres | 1.975 |
| Year Built | 2006 |
| Legal | LOT 1-A PLEASANT HILL SUBD AMENDED PLAT OF LTS 1-9 & 30 & LOT 28-A LESS SE TRI RESUB OF LTS 28-29 BLK 1 PLEASANT HILL ADDN |
| Neighborhood | 47DSOU |
| Land | $2,580,540 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,580,540 |
| Improvement | $4,119,568 |
|---|---|
| Total Improvement | $4,119,568 |
| Market | $6,700,108 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $6,700,108 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $6,700,108 |
| Taxable Value | $6,700,108 |
|---|
Appreciation: Market value has fallen -3.4% from $6,932,500 (2021) to $6,700,108 (2025), a CAGR of -0.8% over 4 years. Growth has been relatively flat for this asset class. 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 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 $137,117. 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 39% of market value ($2,580,540 land vs $4,119,568 improvements), about $30/SF of land. Most value sits in the improvements, so building condition, age (~20 yrs), and rent roll drive the underwriting.
Submarket Position: At $6,700,108, 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 -0.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,420,542 by 2030, with an estimated annual tax burden around $120,946. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 48,000 SF | ✗ |
| 491 | SPRINKLER HEADS | 15,023 SF | ✗ |
| 1ST | 1st Floor | 12,996 SF | ✓ |
| 611 | TERRACE | 4,493 SF | ✗ |
| MEZZ | Mezzanine | 2,028 SF | ✓ |
| 501 | CANOPY | 903 SF | ✗ |
| 541 | FENCE COMM LF | 176 SF | ✗ |
| 482 | LIGHT POLES | 6 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% | $61,989.40 | $61,989.40 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $35,109.70 | $35,109.70 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $25,182.02 | $25,182.02 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $7,907.67 | $7,907.67 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $6,927.91 | $6,927.91 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $137,116.70 | $137,116.70 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $6,125,539 | $6,700,108 | -8.6% |
| Assessed Value | $6,125,539 | $6,700,108 | -8.6% |
| Land Value | $2,580,540 | $2,580,540 | +0.0% |
| Improvement Value | $3,544,999 | $4,119,568 | -13.9% |
| Taxable Value | $6,125,539 | $6,700,108 | -8.6% |
| Total Tax 2026 = estimate |
~$125,358
Estimated
|
~$137,117
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $6,125,539 | $6,125,539 | +0 (+0.0%) |
| Taxable Value | $6,125,539 | $6,125,539 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $6,125,539 | $2,580,540 | $3,544,999 | — | $6,125,539 | $6,125,539 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $6,700,108 | $2,580,540 | $4,119,568 | — | $6,700,108 | $6,700,108 | ~$137,117 | Partial |
| 2024 | $6,201,000 | — | — | −$3,620,460 | $2,580,540 | $— | $128,916 | Verified |
| 2023 | $5,850,000 | — | — | −$3,269,460 | $2,580,540 | $— | $112,191 | Verified |
| 2022 | $6,932,500 | — | — | −$4,351,960 | $2,580,540 | $— | $116,258 | Verified |
| 2021 | $6,932,500 | — | — | −$4,351,960 | $2,580,540 | $— | $125,362 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -8.6% | -8.6% | ~100% | Not available | Partial |
| 2025 | +3.0% | +3.0% | ~100% | Not available | Partial |
| 2024 | +4.9% | +4.9% | ~100% | 1.9800% | Verified |
| 2023 | -10.6% | -10.6% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.6800% | Verified |
| 2021 | base year | — | ~100% | 1.8100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -3.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -8.6% | -2.0% | +1.0% | +8.0% | 2025 | -15.6% | 2023 |
| Assessment Ratio | 100.0% | 60.0% | — | 100.0% | 2025 | 37.2% | 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 |
$137,117 | $123,969 | ~$127,323 | $137,117 | 2025 | $112,191 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$6,643,238 | ~$6,643,238 | ~2.0139% | ~$133,791 | -0.8% |
| 2027 | ~$6,586,850 | ~$6,586,850 | ~1.9814% | ~$130,511 | -1.7% |
| 2028 | ~$6,530,941 | ~$6,530,941 | ~1.9488% | ~$127,278 | -2.5% |
| 2029 | ~$6,475,506 | ~$6,475,506 | ~1.9163% | ~$124,090 | -3.4% |
| 2030 | ~$6,420,542 | ~$6,420,542 | ~1.8837% | ~$120,946 | -4.2% |
| 2026 | ~$6,509,235 | ~$6,509,235 | ~2.0465% | ~$133,211 | -2.8% |
| 2027 | ~$6,323,800 | ~$6,323,800 | ~2.0465% | ~$129,416 | -5.6% |
| 2028 | ~$6,143,648 | ~$6,143,648 | ~2.0465% | ~$125,729 | -8.3% |
| 2029 | ~$5,968,628 | ~$5,968,628 | ~2.0465% | ~$122,147 | -10.9% |
| 2030 | ~$5,798,594 | ~$5,798,594 | ~2.0465% | ~$118,667 | -13.5% |
| 2026 | ~$6,777,240 | ~$6,777,240 | ~1.9977% | ~$135,386 | +1.2% |
| 2027 | ~$6,855,259 | ~$6,855,259 | ~1.9488% | ~$133,598 | +2.3% |
| 2028 | ~$6,934,177 | ~$6,934,177 | ~1.9000% | ~$131,751 | +3.5% |
| 2029 | ~$7,014,004 | ~$7,014,004 | ~1.8512% | ~$129,843 | +4.7% |
| 2030 | ~$7,094,749 | ~$7,094,749 | ~1.8024% | ~$127,874 | +5.9% |
In 2025, this property's market value of $6,700,108 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 | $6,700,108 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $6,201,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $5,850,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $6,932,500 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $6,932,500 | $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.