S CONGRESS AVE TX 78731
| Owner | RDO PROPERTIES LLC |
|---|---|
| Parcel ID | 0428090209 |
| Short ID | 512926 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 110,903 SF |
| Acres | 2.546 |
| Year Built | — |
| Legal | ABS 6 SUR 19 CANNON W ACR 2.546 |
| Neighborhood | 1SO2 |
| Land | $1,774,448 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,774,448 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,774,448 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,774,448 |
| Value Limitation Adjustment (−) (homestead cap) | −$507,248 |
| Net Appraised (assessed) | $1,267,200 |
| Taxable Value | $1,267,200 |
|---|
Appreciation: Market value has risen +236.8% from $526,789 (2021) to $1,774,448 (2025), a CAGR of 35.5% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2025), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Land/Vacant parcel countywide rose +487.2%, so this parcel has lagged the broader land/vacant 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 $25,933. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($1,267,200) is $507,248 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 100% of market value ($1,774,448 land vs $0 improvements), about $16/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $1,774,448, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant 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 +35.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $8,097,417 by 2030, with an estimated annual tax burden around $152,534. 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.
Market value changed by 100% in 2023, 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% | $11,724.13 | $11,724.13 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,640.34 | $6,640.34 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,762.71 | $4,762.71 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,495.59 | $1,495.59 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,310.28 | $1,310.28 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $25,933.05 | $25,933.05 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,774,448 | $1,774,448 | +0.0% |
| Assessed Value | $1,520,640 | $1,267,200 | +20.0% |
| Land Value | $1,774,448 | $1,774,448 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,520,640 | $1,267,200 | +20.0% |
| HS Cap Loss | -$253,808 | — | |
| Total Tax 2026 = estimate |
~$31,120
Estimated
|
~$25,933
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,774,448 | $1,774,448 | +0 (+0.0%) |
| Taxable Value | $1,520,640 | $1,520,640 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,774,448 | $1,774,448 | — | −$253,808 | $1,520,640 | $1,520,640 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,774,448 | $1,774,448 | — | −$507,248 | $1,267,200 | $1,267,200 | ~$25,933 | Partial |
| 2024 | $— | — | — | — | $1,774,448 | $— | $20,928 | Verified |
| 2023 | $— | — | — | — | $887,224 | $— | $15,928 | Verified |
| 2022 | $— | — | — | — | $443,612 | $— | $8,761 | Verified |
| 2021 | $526,789 | — | — | — | $526,789 | $— | $11,466 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 85.7% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 71.4% | Not available | Partial |
| 2024 | +100.0% ! | +19.0% | 59.5% | 1.1800% | Verified |
| 2023 | +100.0% ! | +100.0% | ~100% | 1.8000% | Verified |
| 2022 | -15.8% | -15.8% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +236.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +118.4% | +35.5% | +236.8% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 85.7% | 85.7% | — | 100.0% | 2021 | 71.4% | 2025 |
| Effective Tax Rate (2025) | 1.4600% | 1.4600% | — | 1.4600% | 2025 | 1.4600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$25,933 | $18,700 | ~$93,199 | $25,933 | 2025 | $11,466 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,403,920 | ~$2,403,920 | ~2.0139% | ~$48,413 | +35.5% |
| 2027 | ~$3,256,691 | ~$3,256,691 | ~1.9814% | ~$64,528 | +83.5% |
| 2028 | ~$4,411,977 | ~$4,411,977 | ~1.9488% | ~$85,982 | +148.6% |
| 2029 | ~$5,977,091 | ~$5,977,091 | ~1.9163% | ~$114,538 | +236.8% |
| 2030 | ~$8,097,417 | ~$8,097,417 | ~1.8837% | ~$152,534 | +356.3% |
| 2026 | ~$2,368,431 | ~$2,368,431 | ~2.0465% | ~$48,470 | +33.5% |
| 2027 | ~$3,161,244 | ~$3,161,244 | ~2.0465% | ~$64,694 | +78.2% |
| 2028 | ~$4,219,446 | ~$4,219,446 | ~2.0465% | ~$86,350 | +137.8% |
| 2029 | ~$5,631,872 | ~$5,631,872 | ~2.0465% | ~$115,255 | +217.4% |
| 2030 | ~$7,517,097 | ~$7,517,097 | ~2.0465% | ~$153,836 | +323.6% |
| 2026 | ~$2,439,408 | ~$2,439,408 | ~1.9977% | ~$48,731 | +37.5% |
| 2027 | ~$3,353,558 | ~$3,353,558 | ~1.9488% | ~$65,355 | +89.0% |
| 2028 | ~$4,610,277 | ~$4,610,277 | ~1.9000% | ~$87,596 | +159.8% |
| 2029 | ~$6,337,942 | ~$6,337,942 | ~1.8512% | ~$117,328 | +257.2% |
| 2030 | ~$8,713,036 | ~$8,713,036 | ~1.8024% | ~$157,041 | +391.0% |
In 2025, this property's market value of $1,774,448 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 21× the county median of $85,028. Land/Vacant here is the broad TCAD category — every land/vacant 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 | $1,774,448 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | — | $23,000 | $66,000 | $330,000 | — | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $526,789 | $6,000 | $14,480 | $80,000 | ↑ 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.