8900 S CONGRESS AVE #1 TX 78745
| Owner | 8900 SOUTH CONGRESS MASW LP |
|---|---|
| Parcel ID | 0430090317 |
| Short ID | 889848 |
| Type | Real |
| Use Code | 94 Health Club |
| Valuation | Income |
| Improvement SF | 30,148 SF |
| Land SF | 227,256 SF |
| Acres | 5.217 |
| Year Built | 2020 |
| Legal | LOT 1 PENCE SUBD |
| Neighborhood | 94SOU |
| Land | $3,067,955 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,067,955 |
| Improvement | $3,865,540 |
|---|---|
| Total Improvement | $3,865,540 |
| Market | $6,933,495 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $6,933,495 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $6,933,495 |
| Taxable Value | $6,933,495 |
|---|
Appreciation: Market value has risen +20.8% from $5,741,385 (2021) to $6,933,495 (2025), a CAGR of 4.8% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2025→2026), 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 $141,893. 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 44% of market value ($3,067,955 land vs $3,865,540 improvements), about $13/SF of land. Most value sits in the improvements, so building condition, age (~6 yrs), and rent roll drive the underwriting.
Submarket Position: At $6,933,495, 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 +4.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $8,777,516 by 2030, with an estimated annual tax burden around $165,346. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 120,000 SF | ✗ |
| 1ST | 1st Floor | 30,148 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% | $64,148.70 | $64,148.70 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $36,332.69 | $36,332.69 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $26,059.19 | $26,059.19 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $8,183.12 | $8,183.12 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $7,169.23 | $7,169.23 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $141,892.93 | $141,892.93 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $8,215,636 | $6,933,495 | +18.5% |
| Assessed Value | $8,215,636 | $6,933,495 | +18.5% |
| Land Value | $3,067,955 | $3,067,955 | +0.0% |
| Improvement Value | $5,147,681 | $3,865,540 | +33.2% |
| Taxable Value | $8,215,636 | $6,933,495 | +18.5% |
| Total Tax 2026 = estimate |
~$168,132
Estimated
|
~$141,893
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $11,186,933 | $8,215,636 | -2,971,297 (-26.6%) |
| Taxable Value | $11,186,933 | $8,215,636 | -2,971,297 (-26.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $8,215,636 | $3,067,955 | $5,147,681 | — | $8,215,636 | $8,215,636 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $6,933,495 | $3,067,955 | $3,865,540 | — | $6,933,495 | $6,933,495 | ~$141,893 | Partial |
| 2024 | $7,900,000 | — | — | −$4,832,045 | $3,067,955 | $— | $136,643 | Verified |
| 2023 | $7,236,139 | — | — | −$4,168,184 | $3,067,955 | $— | $143,670 | Verified |
| 2022 | $6,963,570 | — | — | −$5,429,593 | $1,533,977 | $— | $142,908 | Verified |
| 2021 | $5,741,385 | — | — | −$4,605,105 | $1,136,280 | $— | $151,575 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +61.3% | +61.3% | ~100% | Not available | Partial |
| 2025 | -4.5% | -4.5% | ~100% | Not available | Partial |
| 2024 | -16.1% | -16.1% | ~100% | 1.8800% | Verified |
| 2023 | +19.5% | +19.5% | ~100% | 1.6600% | Verified |
| 2022 | +3.9% | +3.9% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.6400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -0.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +18.5% | +8.1% | +1.6% | +21.3% | 2022 | -12.2% | 2025 |
| Assessment Ratio | 100.0% | 53.8% | — | 100.0% | 2025 | 19.8% | 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 |
$141,893 | $143,338 | ~$155,762 | $151,575 | 2021 | $136,643 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$7,268,354 | ~$7,268,354 | ~2.0139% | ~$146,380 | +4.8% |
| 2027 | ~$7,619,386 | ~$7,619,386 | ~1.9814% | ~$150,970 | +9.9% |
| 2028 | ~$7,987,371 | ~$7,987,371 | ~1.9488% | ~$155,661 | +15.2% |
| 2029 | ~$8,373,128 | ~$8,373,128 | ~1.9163% | ~$160,453 | +20.8% |
| 2030 | ~$8,777,516 | ~$8,777,516 | ~1.8837% | ~$165,346 | +26.6% |
| 2026 | ~$7,129,684 | ~$7,129,684 | ~2.0465% | ~$145,908 | +2.8% |
| 2027 | ~$7,331,425 | ~$7,331,425 | ~2.0465% | ~$150,037 | +5.7% |
| 2028 | ~$7,538,874 | ~$7,538,874 | ~2.0465% | ~$154,282 | +8.7% |
| 2029 | ~$7,752,194 | ~$7,752,194 | ~2.0465% | ~$158,647 | +11.8% |
| 2030 | ~$7,971,549 | ~$7,971,549 | ~2.0465% | ~$163,137 | +15.0% |
| 2026 | ~$7,407,024 | ~$7,407,024 | ~1.9977% | ~$147,967 | +6.8% |
| 2027 | ~$7,912,894 | ~$7,912,894 | ~1.9488% | ~$154,210 | +14.1% |
| 2028 | ~$8,453,312 | ~$8,453,312 | ~1.9000% | ~$160,614 | +21.9% |
| 2029 | ~$9,030,638 | ~$9,030,638 | ~1.8512% | ~$167,175 | +30.2% |
| 2030 | ~$9,647,394 | ~$9,647,394 | ~1.8024% | ~$173,882 | +39.1% |
In 2025, this property's market value of $6,933,495 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 5× 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 | $6,933,495 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $7,900,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $7,236,139 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $6,963,570 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $5,741,385 | $517,750 | $1,142,600 | $2,780,453 | ↑ 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.