6812 S CONGRESS AVE AUSTIN, TX 78745
| Owner | EDGE SOCO LLC |
|---|---|
| Parcel ID | 0421100904 |
| Short ID | 335902 |
| Type | Real |
| Use Code | 06 Apartment 26–49 Units |
| Valuation | Income |
| Improvement SF | 26,308 SF |
| Land SF | 67,511 SF |
| Acres | 1.550 |
| Year Built | 1983 |
| Legal | LOT 19 BLK N BUCKINGHAM RIDGE SEC 5 |
| Neighborhood | 06SC2 |
| Land | $1,350,220 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,350,220 |
| Improvement | $4,699,780 |
|---|---|
| Total Improvement | $4,699,780 |
| Market | $6,050,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $6,050,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $6,050,000 |
| Taxable Value | $6,050,000 |
|---|
Appreciation: Market value has risen +58.6% from $3,814,660 (2021) to $6,050,000 (2025), a CAGR of 12.2% 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 Multi-Family parcel countywide rose +37.9%, 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 $123,812. 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 22% of market value ($1,350,220 land vs $4,699,780 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~43 yrs), and rent roll drive the underwriting.
Submarket Position: At $6,050,000, 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 +12.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $10,767,870 by 2030, with an estimated annual tax burden around $183,544. 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.
23 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| SO | Sketch Only | 66,169 SF | ✗ |
| 551 | PAVED AREA | 26,865 SF | ✗ |
| 2ND | 2nd Floor | 9,769 SF | ✓ |
| 1ST | 1st Floor | 9,085 SF | ✓ |
| 3RD | 3rd Floor | 7,454 SF | ✓ |
| 051C | CARPORT DET 1ST COMM | 5,634 SF | ✗ |
| 591 | MASONRY TRIM SF | 2,485 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 1,998 SF | ✗ |
| 511 | DECK | 1,644 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 1,372 SF | ✗ |
| 013C | PORCH OPEN 3 COMM | 984 SF | ✗ |
| 581C | STORAGE ATT COMM | 925 SF | ✓ |
| 601 | POOL COMM'L | 630 SF | ✗ |
| 571C | STORAGE DET COMM | 366 SF | ✓ |
| MISC | Miscellaneous | 4 SF | ✓ |
| 303 | STAIRWAYS FV | 2 SF | ✓ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 152 | COMMODE AVG | 1 SF | ✓ |
| 162 | LAVATORY AVG | 1 SF | ✓ |
| 242 | OBS OVEN/BURN | 1 SF | ✓ |
| 521 | FIREPLACE | 1 SF | ✓ |
| 539 | FENCE FV | 1 SF | ✗ |
| 142 | BATHTUB AVG | 1 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% | $37,008.00 | $37,008.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $20,960.68 | $20,960.68 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $15,033.80 | $15,033.80 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,720.92 | $4,720.92 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,136.00 | $4,136.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $81,859.40 | $81,859.40 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,000,000 | $6,050,000 | -33.9% |
| Assessed Value | $4,000,000 | $6,050,000 | -33.9% |
| Land Value | $1,350,220 | $1,350,220 | +0.0% |
| Improvement Value | $2,649,780 | $4,699,780 | -43.6% |
| Taxable Value | $4,000,000 | $6,050,000 | -33.9% |
| Total Tax 2026 = estimate |
~$81,859
Estimated
|
~$81,859
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,000,000 | $4,000,000 | +0 (+0.0%) |
| Taxable Value | $4,000,000 | $4,000,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,000,000 | $1,350,220 | $2,649,780 | — | $4,000,000 | $4,000,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $6,050,000 | $1,350,220 | $4,699,780 | — | $6,050,000 | $6,050,000 | ~$81,859 | Partial |
| 2024 | $6,106,543 | — | — | −$4,756,323 | $1,350,220 | $— | $126,076 | Verified |
| 2023 | $5,787,760 | — | — | −$4,437,540 | $1,350,220 | $— | $110,482 | Verified |
| 2022 | $5,477,991 | — | — | −$4,127,771 | $1,350,220 | $— | $114,304 | Verified |
| 2021 | $3,814,660 | — | — | −$2,464,440 | $1,350,220 | $— | $119,238 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -33.9% | -33.9% | ~100% | Not available | Partial |
| 2025 | -4.9% | -4.9% | ~100% | Not available | Partial |
| 2024 | +4.2% | +4.2% | ~100% | 1.9800% | Verified |
| 2023 | +5.5% | +5.5% | ~100% | 1.8100% | Verified |
| 2022 | +5.7% | +5.7% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 3.1300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +10.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -33.9% | +4.0% | +23.7% | +43.6% | 2022 | -33.9% | 2026 |
| Assessment Ratio | 100.0% | 50.9% | — | 100.0% | 2025 | 22.1% | 2024 |
| Effective Tax Rate (2025) | 1.3500% | 1.3500% | — | 1.3500% | 2025 | 1.3500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$81,859 | $110,392 | ~$157,858 | $126,076 | 2024 | $81,859 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$6,789,382 | ~$6,655,000 | ~2.0139% | ~$134,027 | +12.2% |
| 2027 | ~$7,619,126 | ~$7,320,500 | ~1.9814% | ~$145,048 | +25.9% |
| 2028 | ~$8,550,274 | ~$8,052,550 | ~1.9488% | ~$156,931 | +41.3% |
| 2029 | ~$9,595,219 | ~$8,857,805 | ~1.9163% | ~$169,741 | +58.6% |
| 2030 | ~$10,767,870 | ~$9,743,586 | ~1.8837% | ~$183,544 | +78.0% |
| 2026 | ~$6,668,382 | ~$6,655,000 | ~2.0465% | ~$136,194 | +10.2% |
| 2027 | ~$7,349,971 | ~$7,320,500 | ~2.0465% | ~$149,813 | +21.5% |
| 2028 | ~$8,101,225 | ~$8,052,550 | ~2.0465% | ~$164,794 | +33.9% |
| 2029 | ~$8,929,267 | ~$8,857,805 | ~2.0465% | ~$181,274 | +47.6% |
| 2030 | ~$9,841,945 | ~$9,743,586 | ~2.0465% | ~$199,401 | +62.7% |
| 2026 | ~$6,910,382 | ~$6,655,000 | ~1.9977% | ~$132,944 | +14.2% |
| 2027 | ~$7,893,121 | ~$7,320,500 | ~1.9488% | ~$142,665 | +30.5% |
| 2028 | ~$9,015,617 | ~$8,052,550 | ~1.9000% | ~$153,000 | +49.0% |
| 2029 | ~$10,297,746 | ~$8,857,805 | ~1.8512% | ~$163,975 | +70.2% |
| 2030 | ~$11,762,208 | ~$9,743,586 | ~1.8024% | ~$175,616 | +94.4% |
In 2025, this property's market value of $6,050,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 12× 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 | $6,050,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $6,106,543 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $5,787,760 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $5,477,991 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $3,814,660 | $300,453 | $376,850 | $539,896 | ↑ 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.