8801 S CONGRESS AVE TX 78745
| Owner | HEB GROCERY COMPANY LP |
|---|---|
| Parcel ID | 0431180801 |
| Short ID | 869784 |
| Type | Real |
| Use Code | 42 Neighborhood Shopping Center |
| Valuation | Income |
| Improvement SF | 130,000 SF |
| Land SF | 732,564 SF |
| Acres | 16.817 |
| Year Built | 2020 |
| Legal | LOT 1 CONGRESS AVENUE COMMERCIAL TRACT |
| Neighborhood | 42SOU |
| Land | $10,988,462 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $10,988,462 |
| Improvement | $10,110,334 |
|---|---|
| Total Improvement | $10,110,334 |
| Market | $21,098,796 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $21,098,796 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $21,098,796 |
| Exemptions (−) | −$838,998 |
|---|---|
| Taxable Value | $20,259,798 |
Appreciation: Market value has risen +37.6% from $15,329,669 (2021) to $21,098,796 (2025), a CAGR of 8.3% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2022), 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 $414,614. 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 52% of market value ($10,988,462 land vs $10,110,334 improvements), about $15/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $21,098,796, 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 +8.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $31,453,124 by 2030, with an estimated annual tax burden around $592,496. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 290,000 SF | ✗ |
| 1ST | 1st Floor | 130,000 SF | ✓ |
| 411 | SOLAR DEVICES RESIDENTIAL | 613 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% | $182,695.47 | $182,695.47 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $103,475.50 | $103,475.50 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $74,216.58 | $74,216.58 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $23,305.52 | $23,305.52 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $20,417.98 | $20,417.98 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $404,111.05 | $404,111.05 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $25,000,000 | $21,098,796 | +18.5% |
| Assessed Value | $25,000,000 | $21,098,796 | +18.5% |
| Land Value | $10,988,462 | $10,988,462 | +0.0% |
| Improvement Value | $14,011,538 | $10,110,334 | +38.6% |
| Taxable Value | $24,235,343 | $20,259,798 | +19.6% |
| Exemptions | — | N | |
| Total Tax 2026 = estimate |
~$495,973
Estimated
|
~$404,111
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $25,000,000 | $25,000,000 | +0 (+0.0%) |
| Taxable Value | $24,235,343 | $24,235,343 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $25,000,000 | $10,988,462 | $14,011,538 | — | $25,000,000 | $24,235,343 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $21,098,796 | $10,988,462 | $10,110,334 | — | $21,098,796 | $20,259,798 | ~$404,111 | Partial |
| 2024 | $20,742,795 | — | — | — | — | $— | $392,983 | Verified |
| 2023 | $21,000,000 | — | — | −$9,754,333 | $11,245,667 | $— | $375,542 | Verified |
| 2022 | $20,015,000 | — | — | −$14,017,311 | $5,997,689 | $— | $414,734 | Verified |
| 2021 | $15,329,669 | — | — | −$9,331,980 | $5,997,689 | $— | $435,662 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +18.5% | +18.5% | ~100% | Not available | Partial |
| 2025 | +1.7% | +1.7% | ~100% | Not available | Partial |
| 2024 | -1.2% | -1.2% | ~100% | 1.8900% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.7900% | Verified |
| 2022 | +4.9% | +4.9% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.8400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +5.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +18.5% | +10.9% | +4.9% | +30.6% | 2022 | -1.2% | 2024 |
| Assessment Ratio | 100.0% | 64.5% | — | 100.0% | 2025 | 30.0% | 2022 |
| Effective Tax Rate (2025) | 1.9200% | 1.9200% | — | 1.9200% | 2025 | 1.9200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$404,111 | $404,606 | ~$524,428 | $435,662 | 2021 | $375,542 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$22,852,773 | ~$22,852,773 | ~2.0139% | ~$460,240 | +8.3% |
| 2027 | ~$24,752,560 | ~$24,752,560 | ~1.9814% | ~$490,444 | +17.3% |
| 2028 | ~$26,810,280 | ~$26,810,280 | ~1.9488% | ~$522,489 | +27.1% |
| 2029 | ~$29,039,061 | ~$29,039,061 | ~1.9163% | ~$556,473 | +37.6% |
| 2030 | ~$31,453,124 | ~$31,453,124 | ~1.8837% | ~$592,496 | +49.1% |
| 2026 | ~$22,430,797 | ~$22,430,797 | ~2.0465% | ~$459,043 | +6.3% |
| 2027 | ~$23,846,889 | ~$23,846,889 | ~2.0465% | ~$488,023 | +13.0% |
| 2028 | ~$25,352,381 | ~$25,352,381 | ~2.0465% | ~$518,833 | +20.2% |
| 2029 | ~$26,952,917 | ~$26,952,917 | ~2.0465% | ~$551,587 | +27.7% |
| 2030 | ~$28,654,497 | ~$28,654,497 | ~2.0465% | ~$586,410 | +35.8% |
| 2026 | ~$23,274,748 | ~$23,208,676 | ~1.9977% | ~$463,631 | +10.3% |
| 2027 | ~$25,675,110 | ~$25,529,543 | ~1.9488% | ~$497,530 | +21.7% |
| 2028 | ~$28,323,025 | ~$28,082,497 | ~1.9000% | ~$533,572 | +34.2% |
| 2029 | ~$31,244,024 | ~$30,890,747 | ~1.8512% | ~$571,848 | +48.1% |
| 2030 | ~$34,466,270 | ~$33,979,822 | ~1.8024% | ~$612,443 | +63.4% |
In 2025, this property's market value of $21,098,796 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 15× 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 | $21,098,796 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $20,742,795 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $21,000,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $20,015,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $15,329,669 | $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.