6601 S CONGRESS AVE AUSTIN, TX 78745
| Owner | VASQUEZ J PROPERTIES LLC |
|---|---|
| Parcel ID | 0420090703 |
| Short ID | 532181 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 4,546 SF |
| Land SF | 36,393 SF |
| Acres | 0.835 |
| Year Built | 2008 |
| Legal | LOT 22-24 SAN ANTONIO ROAD ADDN |
| Neighborhood | 32SOU |
| Land | $545,895 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $545,895 |
| Improvement | $1,263,177 |
|---|---|
| Total Improvement | $1,263,177 |
| Market | $1,809,072 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,809,072 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,809,072 |
| Taxable Value | $1,809,072 |
|---|
Appreciation: Market value has risen +4.6% from $1,730,000 (2021) to $1,809,072 (2025), a CAGR of 1.1% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2024→2025), 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 $37,022. 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 30% of market value ($545,895 land vs $1,263,177 improvements), about $15/SF of land. Most value sits in the improvements, so building condition, age (~18 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,809,072, 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 +1.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,913,014 by 2030, with an estimated annual tax burden around $36,036. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 15,007 SF | ✗ |
| 1ST | 1st Floor | 4,546 SF | ✓ |
| 491 | SPRINKLER HEADS | 4,546 SF | ✗ |
| 611 | TERRACE | 868 SF | ✗ |
| 501 | CANOPY | 347 SF | ✗ |
| 437 | FENCE MASON LF | 33 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% | $16,737.53 | $16,737.53 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $9,479.84 | $9,479.84 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,799.31 | $6,799.31 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,135.12 | $2,135.12 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,870.58 | $1,870.58 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $37,022.38 | $37,022.38 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,885,802 | $1,809,072 | +4.2% |
| Assessed Value | $1,885,802 | $1,809,072 | +4.2% |
| Land Value | $545,895 | $545,895 | +0.0% |
| Improvement Value | $1,339,907 | $1,263,177 | +6.1% |
| Taxable Value | $1,885,802 | $1,809,072 | +4.2% |
| Total Tax 2026 = estimate |
~$38,593
Estimated
|
~$37,022
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,885,802 | $1,885,802 | +0 (+0.0%) |
| Taxable Value | $1,885,802 | $1,885,802 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,885,802 | $545,895 | $1,339,907 | — | $1,885,802 | $1,885,802 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,809,072 | $545,895 | $1,263,177 | — | $1,809,072 | $1,809,072 | ~$37,022 | Partial |
| 2024 | $1,649,318 | — | — | −$1,103,423 | $545,895 | $— | $34,695 | Verified |
| 2023 | $1,595,530 | — | — | −$1,049,635 | $545,895 | $— | $29,840 | Verified |
| 2022 | $1,604,383 | — | — | −$1,058,488 | $545,895 | $— | $31,510 | Verified |
| 2021 | $1,730,000 | — | — | −$1,184,105 | $545,895 | $— | $34,922 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +4.2% | +4.2% | ~100% | Not available | Partial |
| 2025 | +3.3% | +3.3% | ~100% | Not available | Partial |
| 2024 | -4.0% | -4.0% | ~100% | 1.9800% | Verified |
| 2023 | +14.3% | +14.3% | ~100% | 1.6400% | Verified |
| 2022 | -0.6% | -0.6% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.0200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +12.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +4.2% | +1.9% | +0.3% | +9.7% | 2025 | -7.3% | 2022 |
| Assessment Ratio | 100.0% | 55.5% | — | 100.0% | 2025 | 31.6% | 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 |
$37,022 | $33,598 | ~$36,449 | $37,022 | 2025 | $29,840 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,829,398 | ~$1,829,398 | ~2.0139% | ~$36,843 | +1.1% |
| 2027 | ~$1,849,953 | ~$1,849,953 | ~1.9814% | ~$36,655 | +2.3% |
| 2028 | ~$1,870,739 | ~$1,870,739 | ~1.9488% | ~$36,458 | +3.4% |
| 2029 | ~$1,891,758 | ~$1,891,758 | ~1.9163% | ~$36,252 | +4.6% |
| 2030 | ~$1,913,014 | ~$1,913,014 | ~1.8837% | ~$36,036 | +5.7% |
| 2026 | ~$1,793,217 | ~$1,793,217 | ~2.0465% | ~$36,698 | -0.9% |
| 2027 | ~$1,777,501 | ~$1,777,501 | ~2.0465% | ~$36,376 | -1.7% |
| 2028 | ~$1,761,922 | ~$1,761,922 | ~2.0465% | ~$36,057 | -2.6% |
| 2029 | ~$1,746,481 | ~$1,746,481 | ~2.0465% | ~$35,741 | -3.5% |
| 2030 | ~$1,731,174 | ~$1,731,174 | ~2.0465% | ~$35,428 | -4.3% |
| 2026 | ~$1,865,580 | ~$1,865,580 | ~1.9977% | ~$37,268 | +3.1% |
| 2027 | ~$1,923,853 | ~$1,923,853 | ~1.9488% | ~$37,493 | +6.3% |
| 2028 | ~$1,983,946 | ~$1,983,946 | ~1.9000% | ~$37,695 | +9.7% |
| 2029 | ~$2,045,916 | ~$2,045,916 | ~1.8512% | ~$37,874 | +13.1% |
| 2030 | ~$2,109,822 | ~$2,109,822 | ~1.8024% | ~$38,027 | +16.6% |
In 2025, this property's market value of $1,809,072 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +28% 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 | $1,809,072 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,649,318 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,595,530 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,604,383 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,730,000 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above median | 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.