8200 S CONGRESS AVE TX 78745
| Owner | 8200 SOUTH CONGRESS APARTMENTS LLC |
|---|---|
| Parcel ID | 0428090210 |
| Short ID | 811209 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | — |
| Land SF | 574,774 SF |
| Acres | 13.195 |
| Year Built | — |
| Legal | LOT 1 BLK A SOUTHSIDE STORAGE SUBD |
| Neighborhood | 61SOU |
| Land | $7,759,452 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $7,759,452 |
| Improvement | $60,360,548 |
|---|---|
| Total Improvement | $60,360,548 |
| Market | $68,120,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $68,120,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $68,120,000 |
| Taxable Value | $68,120,000 |
|---|
Appreciation: Market value has risen +1848.6% from $3,495,871 (2021) to $68,120,000 (2025), a CAGR of 110.1% 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 $1,394,066. 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 11% of market value ($7,759,452 land vs $60,360,548 improvements), about $14/SF of land. Most value sits in the improvements, so building condition, age, and rent roll drive the underwriting.
Submarket Position: At $68,120,000, 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 +110.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,788,840,587 by 2030, with an estimated annual tax burden around $2,066,615. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| ADDL | Additional Floor | 287,100 SF | ✓ |
Market value changed by 187% in 2022, 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% | $617,108.40 | $617,108.40 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $349,519.34 | $349,519.34 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $250,688.62 | $250,688.62 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $78,721.34 | $78,721.34 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $68,967.80 | $68,967.80 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,365,005.50 | $1,365,005.50 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $60,300,000 | $68,120,000 | -11.5% |
| Assessed Value | $60,300,000 | $68,120,000 | -11.5% |
| Land Value | $7,759,452 | $7,759,452 | +0.0% |
| Improvement Value | $52,540,548 | $60,360,548 | -13.0% |
| Taxable Value | $60,300,000 | $68,120,000 | -11.5% |
| Total Tax 2026 = estimate |
~$1,234,030
Estimated
|
~$1,365,006
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $64,512,150 | $60,300,000 | -4,212,150 (-6.5%) |
| Taxable Value | $64,512,150 | $60,300,000 | -4,212,150 (-6.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $60,300,000 | $7,759,452 | $52,540,548 | — | $60,300,000 | $60,300,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $68,120,000 | $7,759,452 | $60,360,548 | — | $68,120,000 | $68,120,000 | ~$1,365,006 | Partial |
| 2024 | $42,323,421 | — | — | −$34,563,969 | $7,759,452 | $— | $1,399,620 | Verified |
| 2023 | $13,437,070 | — | — | −$5,677,618 | $7,759,452 | $— | $765,735 | Verified |
| 2022 | $4,077,391 | — | — | — | $5,819,589 ! | $— | $265,372 | Verified |
| 2021 | $3,495,871 | — | — | — | $4,077,390 ! | $— | $88,752 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -5.3% | -5.3% | ~100% | Not available | Partial |
| 2025 | -6.6% | -6.6% | ~100% | Not available | Partial |
| 2024 | +72.3% | +72.3% | ~100% | 1.9200% | Verified |
| 2023 | +215.0% ! | +215.0% | ~100% | 1.8100% | Verified |
| 2022 | +187.5% ! | +187.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.5400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1357.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -11.5% | +102.1% | +115.6% | +229.6% | 2023 | -11.5% | 2026 |
| Assessment Ratio | 100.0% | 89.2% | — | 142.7% | 2022 | 18.3% | 2024 |
| Effective Tax Rate (2025) | 2.0000% | 2.0000% | — | 2.0000% | 2025 | 2.0000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,365,006 | $776,897 | ~$1,777,406 | $1,399,620 | 2024 | $88,752 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$143,121,358 | ~$74,932,000 | ~2.0139% | ~$1,509,083 | +110.1% |
| 2027 | ~$300,700,576 | ~$82,425,200 | ~1.9814% | ~$1,633,163 | +341.4% |
| 2028 | ~$631,777,376 | ~$90,667,720 | ~1.9488% | ~$1,766,968 | +827.4% |
| 2029 | ~$1,327,375,753 | ~$99,734,492 | ~1.9163% | ~$1,911,203 | +1848.6% |
| 2030 | ~$2,788,840,587 | ~$109,707,941 | ~1.8837% | ~$2,066,615 | +3994.0% |
| 2026 | ~$141,758,958 | ~$74,932,000 | ~2.0465% | ~$1,533,472 | +108.1% |
| 2027 | ~$295,002,969 | ~$82,425,200 | ~2.0465% | ~$1,686,819 | +333.1% |
| 2028 | ~$613,906,542 | ~$90,667,720 | ~2.0465% | ~$1,855,501 | +801.2% |
| 2029 | ~$1,277,550,675 | ~$99,734,492 | ~2.0465% | ~$2,041,051 | +1775.4% |
| 2030 | ~$2,658,606,180 | ~$109,707,941 | ~2.0465% | ~$2,245,157 | +3802.8% |
| 2026 | ~$144,483,758 | ~$74,932,000 | ~1.9977% | ~$1,496,888 | +112.1% |
| 2027 | ~$306,452,678 | ~$82,425,200 | ~1.9488% | ~$1,606,335 | +349.9% |
| 2028 | ~$649,991,701 | ~$90,667,720 | ~1.9000% | ~$1,722,702 | +854.2% |
| 2029 | ~$1,378,644,215 | ~$99,734,492 | ~1.8512% | ~$1,846,279 | +1923.8% |
| 2030 | ~$2,924,129,443 | ~$109,707,941 | ~1.8024% | ~$1,977,344 | +4192.6% |
In 2025, this property's market value of $68,120,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 131× 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 | $68,120,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $42,323,421 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $13,437,070 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $4,077,391 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $3,495,871 | $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.