8534 S CONGRESS AVE TX
| Owner | 8534 SOUTH CONGRESS LLC |
|---|---|
| Parcel ID | 0430090309 |
| Short ID | 513047 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 32,864 SF |
| Land SF | 121,097 SF |
| Acres | 2.780 |
| Year Built | 2022 |
| Legal | ABS 377 SUR 22 HODGES F M ACR 2.78 |
| Neighborhood | 61SOU |
| Land | $2,179,746 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,179,746 |
| Improvement | $5,920,254 |
|---|---|
| Total Improvement | $5,920,254 |
| Market | $8,100,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $8,100,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $8,100,000 |
| Taxable Value | $8,100,000 |
|---|
Appreciation: Market value has risen +752.1% from $950,614 (2021) to $8,100,000 (2025), a CAGR of 70.9% over 4 years. This is strong appreciation — well above typical inflation. 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 outpaced 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 $165,765. 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 cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 27% of market value ($2,179,746 land vs $5,920,254 improvements), about $18/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Submarket Position: At $8,100,000, 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 +70.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $117,919,610 by 2030, with an estimated annual tax burden around $245,737. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 46,000 SF | ✗ |
| 1ST | 1st Floor | 32,864 SF | ✓ |
| 093 | HVAC COMMRCL SF | 16,582 SF | ✗ |
| 881 | COMMCL FINISHOUT | 3,286 SF | ✓ |
| MEZZ | Mezzanine | 1,070 SF | ✓ |
Market value changed by 92% 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% | $74,941.20 | $74,941.20 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $42,445.38 | $42,445.38 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $30,443.45 | $30,443.45 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $9,559.86 | $9,559.86 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $8,375.40 | $8,375.40 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $165,765.29 | $165,765.29 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $7,650,000 | $8,100,000 | -5.6% |
| Assessed Value | $7,650,000 | $8,100,000 | -5.6% |
| Land Value | $2,179,746 | $2,179,746 | +0.0% |
| Improvement Value | $5,470,254 | $5,920,254 | -7.6% |
| Taxable Value | $7,650,000 | $8,100,000 | -5.6% |
| Total Tax 2026 = estimate |
~$156,556
Estimated
|
~$165,765
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $7,650,000 | $7,650,000 | +0 (+0.0%) |
| Taxable Value | $7,650,000 | $7,650,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $7,650,000 | $2,179,746 | $5,470,254 | — | $7,650,000 | $7,650,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $8,100,000 | $2,179,746 | $5,920,254 | — | $8,100,000 | $8,100,000 | ~$165,765 | Partial |
| 2024 | $3,136,693 | — | — | — | — | $— | $179,296 | Verified |
| 2023 | $— | — | — | — | — | $— | $56,751 | Verified |
| 2022 | $954,076 | — | — | — | $1,634,810 ! | $— | $27,881 | Verified |
| 2021 | $950,614 | — | — | −$214,950 | $735,664 | $— | $20,767 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -5.6% | -5.6% | ~100% | Not available | Partial |
| 2025 | -18.4% | -18.4% | ~100% | Not available | Partial |
| 2024 | +216.3% ! | +216.3% | ~100% | 1.8100% | Verified |
| 2023 | +91.9% ! | +91.9% | ~100% | 1.8100% | Verified |
| 2022 | +71.4% | +71.4% | ~100% | 1.7100% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +749.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -5.6% | +95.5% | +72.9% | +228.8% | 2024 | -5.6% | 2026 |
| Assessment Ratio | 100.0% | 112.2% | — | 171.4% | 2022 | 77.4% | 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 |
$165,765 | $98,427 | ~$211,348 | $179,296 | 2024 | $20,767 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$13,839,016 | ~$8,910,000 | ~2.0139% | ~$179,442 | +70.9% |
| 2027 | ~$23,644,244 | ~$9,801,000 | ~1.9814% | ~$194,196 | +191.9% |
| 2028 | ~$40,396,676 | ~$10,781,100 | ~1.9488% | ~$210,106 | +398.7% |
| 2029 | ~$69,018,550 | ~$11,859,210 | ~1.9163% | ~$227,257 | +752.1% |
| 2030 | ~$117,919,610 | ~$13,045,131 | ~1.8837% | ~$245,737 | +1355.8% |
| 2026 | ~$13,677,016 | ~$8,910,000 | ~2.0465% | ~$182,342 | +68.9% |
| 2027 | ~$23,093,923 | ~$9,801,000 | ~2.0465% | ~$200,576 | +185.1% |
| 2028 | ~$38,994,563 | ~$10,781,100 | ~2.0465% | ~$220,634 | +381.4% |
| 2029 | ~$65,843,121 | ~$11,859,210 | ~2.0465% | ~$242,697 | +712.9% |
| 2030 | ~$111,177,461 | ~$13,045,131 | ~2.0465% | ~$266,967 | +1272.6% |
| 2026 | ~$14,001,016 | ~$8,910,000 | ~1.9977% | ~$177,992 | +72.9% |
| 2027 | ~$24,201,044 | ~$9,801,000 | ~1.9488% | ~$191,006 | +198.8% |
| 2028 | ~$41,832,002 | ~$10,781,100 | ~1.9000% | ~$204,843 | +416.4% |
| 2029 | ~$72,307,475 | ~$11,859,210 | ~1.8512% | ~$219,537 | +792.7% |
| 2030 | ~$124,984,955 | ~$13,045,131 | ~1.8024% | ~$235,122 | +1443.0% |
In 2025, this property's market value of $8,100,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 6× 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 | $8,100,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $3,136,693 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | — | $667,828 | $1,414,358 | $3,374,900 | — | +9.7% |
| 2022 | $954,076 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $950,614 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below 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.