8900 S CONGRESS AVE UNIT3 TX 78745
| Owner | 8900 SOUTH CONGRESS MASW LP |
|---|---|
| Parcel ID | 0430090319 |
| Short ID | 889850 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 4,980 SF |
| Land SF | 52,255 SF |
| Acres | 1.200 |
| Year Built | 2020 |
| Legal | LOT 3 PENCE SUBD |
| Neighborhood | 20SOU |
| Land | $992,844 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $992,844 |
| Improvement | $1,775,765 |
|---|---|
| Total Improvement | $1,775,765 |
| Market | $2,768,609 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,768,609 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,768,609 |
| Taxable Value | $2,768,609 |
|---|
Appreciation: Market value has risen +217.4% from $872,367 (2021) to $2,768,609 (2025), a CAGR of 33.5% 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 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 $56,659. 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 36% of market value ($992,844 land vs $1,775,765 improvements), about $19/SF of land. Most value sits in the improvements, so building condition, age (~6 yrs), and rent roll drive the underwriting.
Submarket Position: At $2,768,609, this parcel sits in the upper-middle (50th–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 +33.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $11,727,748 by 2030, with an estimated annual tax burden around $83,994. 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 | 21,200 SF | ✗ |
| 1ST | 1st Floor | 4,980 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% | $25,615.17 | $25,615.17 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $14,507.98 | $14,507.98 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $10,405.68 | $10,405.68 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,267.60 | $3,267.60 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,862.74 | $2,862.74 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $56,659.17 | $56,659.17 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,092,000 | $2,768,609 | +11.7% |
| Assessed Value | $3,092,000 | $2,768,609 | +11.7% |
| Land Value | $992,844 | $992,844 | +0.0% |
| Improvement Value | $2,099,156 | $1,775,765 | +18.2% |
| Taxable Value | $3,092,000 | $2,768,609 | +11.7% |
| Total Tax 2026 = estimate |
~$63,277
Estimated
|
~$56,659
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,210,598 | $3,092,000 | -1,118,598 (-26.6%) |
| Taxable Value | $3,322,331 | $3,092,000 | -230,331 (-6.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,092,000 | $992,844 | $2,099,156 | — | $3,092,000 | $3,092,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,768,609 | $992,844 | $1,775,765 | — | $2,768,609 | $2,768,609 | ~$56,659 | Partial |
| 2024 | $2,064,938 | — | — | −$1,072,094 | $992,844 | $— | $49,108 | Verified |
| 2023 | $1,974,050 | — | — | −$981,206 | $992,844 | $— | $37,360 | Verified |
| 2022 | $1,430,650 | — | — | −$686,017 | $744,633 | $— | $38,986 | Verified |
| 2021 | $872,367 | — | — | −$127,734 | $744,633 | $— | $31,141 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +52.1% | +20.0% | 78.9% | Not available | Partial |
| 2025 | +1.4% | +11.7% | ~100% | Not available | Partial |
| 2024 | +32.3% | +20.0% | 90.7% | 1.8000% | Verified |
| 2023 | +4.6% | +4.6% | ~100% | 1.8100% | Verified |
| 2022 | +38.0% | +38.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 3.5700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +93.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +11.7% | +30.5% | +30.7% | +64.0% | 2022 | +4.6% | 2024 |
| Assessment Ratio | 100.0% | 72.6% | — | 100.0% | 2025 | 48.1% | 2024 |
| 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 |
$56,659 | $42,651 | ~$72,239 | $56,659 | 2025 | $31,141 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,695,321 | ~$3,045,470 | ~2.0139% | ~$61,334 | +33.5% |
| 2027 | ~$4,932,224 | ~$3,350,017 | ~1.9814% | ~$66,377 | +78.1% |
| 2028 | ~$6,583,145 | ~$3,685,019 | ~1.9488% | ~$71,815 | +137.8% |
| 2029 | ~$8,786,664 | ~$4,053,520 | ~1.9163% | ~$77,677 | +217.4% |
| 2030 | ~$11,727,748 | ~$4,458,872 | ~1.8837% | ~$83,994 | +323.6% |
| 2026 | ~$3,639,949 | ~$3,045,470 | ~2.0465% | ~$62,325 | +31.5% |
| 2027 | ~$4,785,519 | ~$3,350,017 | ~2.0465% | ~$68,558 | +72.8% |
| 2028 | ~$6,291,624 | ~$3,685,019 | ~2.0465% | ~$75,413 | +127.2% |
| 2029 | ~$8,271,732 | ~$4,053,520 | ~2.0465% | ~$82,955 | +198.8% |
| 2030 | ~$10,875,022 | ~$4,458,872 | ~2.0465% | ~$91,250 | +292.8% |
| 2026 | ~$3,750,694 | ~$3,045,470 | ~1.9977% | ~$60,838 | +35.5% |
| 2027 | ~$5,081,145 | ~$3,350,017 | ~1.9488% | ~$65,286 | +83.5% |
| 2028 | ~$6,883,535 | ~$3,685,019 | ~1.9000% | ~$70,016 | +148.6% |
| 2029 | ~$9,325,272 | ~$4,053,520 | ~1.8512% | ~$75,039 | +236.8% |
| 2030 | ~$12,633,144 | ~$4,458,872 | ~1.8024% | ~$80,365 | +356.3% |
In 2025, this property's market value of $2,768,609 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +95% above 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 | $2,768,609 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,064,938 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,974,050 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,430,650 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $872,367 | $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.