93 RED RIVER ST O TX 78702
| Owner | QUINCY AUSTIN O AND R OWNER LTD |
|---|---|
| Parcel ID | 0203032204 |
| Short ID | 922712 |
| Type | Real |
| Use Code | 50 Office Hi-Rise (≥6 Stories) |
| Valuation | Income |
| Improvement SF | 77,781 SF |
| Land SF | 3,546 SF |
| Acres | 0.081 |
| Year Built | 2020 |
| Legal | UNT MASTER O 93 RED RIVER MASTER CONDOMINIUMS PLUS 11.0 % INT IN COM AREA |
| Neighborhood | 50CBD |
| Land | $2,419,995 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,419,995 |
| Improvement | $35,389,119 |
|---|---|
| Total Improvement | $35,389,119 |
| Market | $37,809,114 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $37,809,114 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $37,809,114 |
| Taxable Value | $37,809,114 |
|---|
Appreciation: Market value has risen +2873.4% from $1,271,565 (2021) to $37,809,114 (2025), a CAGR of 133.5% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2022→2023), 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 $773,758. Austin ISD is the largest single contributor, at 43.3% 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 6% of market value ($2,419,995 land vs $35,389,119 improvements), about $682/SF of land. Most value sits in the improvements, so building condition, age (~6 yrs), and rent roll drive the underwriting.
Submarket Position: At $37,809,114, 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 +133.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,625,239,434 by 2030, with an estimated annual tax burden around $1,147,048. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 25,927 SF | ✓ |
| 2ND | 2nd Floor | 25,927 SF | ✓ |
| 3RD | 3rd Floor | 25,927 SF | ✓ |
Market value changed by 378% 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% | $349,809.92 | $349,809.92 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $198,126.18 | $198,126.18 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $142,103.66 | $142,103.66 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $44,623.45 | $44,623.45 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $39,094.62 | $39,094.62 | Paid |
| P2U | — | — | — | — | — | — | $34,510.93 | $34,510.93 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $808,268.76 | $808,268.76 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $40,500,000 | $37,809,114 | +7.1% |
| Assessed Value | $40,500,000 | $37,809,114 | +7.1% |
| Land Value | $3,102,558 | $2,419,995 | +28.2% |
| Improvement Value | $37,397,442 | $35,389,119 | +5.7% |
| Taxable Value | $40,500,000 | $37,809,114 | +7.1% |
| Total Tax 2026 = estimate |
~$828,826
Estimated
|
~$808,269
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $41,521,913 | $40,500,000 | -1,021,913 (-2.5%) |
| Taxable Value | $41,521,913 | $40,500,000 | -1,021,913 (-2.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $40,500,000 | $3,102,558 | $37,397,442 | — | $40,500,000 | $40,500,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $37,809,114 | $2,419,995 | $35,389,119 | — | $37,809,114 | $37,809,114 | ~$808,269 | Partial |
| 2024 | $43,154,000 | — | — | −$40,734,005 | $2,419,995 | $— | $837,962 | Verified |
| 2023 | $42,300,000 | — | — | −$39,880,005 | $2,419,995 | $— | $820,217 | Verified |
| 2022 | $9,479,297 | — | — | −$7,777,323 | $1,701,974 | $— | $880,162 | Verified |
| 2021 | $1,271,565 | — | — | — | $1,701,974 ! | $— | $206,334 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +9.8% | +9.8% | ~100% | Not available | Partial |
| 2025 | -6.5% | -6.5% | ~100% | Not available | Partial |
| 2024 | -6.3% | -6.3% | ~100% | 2.0700% | Verified |
| 2023 | -4.8% | -4.8% | ~100% | 1.9000% | Verified |
| 2022 | +378.0% ! | +378.0% | ~100% | 1.9400% | Verified |
| 2021 | base year | — | ~100% | 16.2300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +298.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +7.1% | +197.7% | +130.4% | +645.5% | 2022 | -12.4% | 2025 |
| Assessment Ratio | 100.0% | 60.5% | — | 133.8% | 2021 | 5.6% | 2024 |
| Effective Tax Rate (2025) | 2.1400% | 2.1400% | — | 2.1400% | 2025 | 2.1400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$808,269 | $710,589 | ~$986,526 | $880,162 | 2022 | $206,334 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$88,289,892 | ~$41,590,025 | ~2.0139% | ~$837,597 | +133.5% |
| 2027 | ~$206,169,999 | ~$45,749,028 | ~1.9814% | ~$906,466 | +445.3% |
| 2028 | ~$481,437,540 | ~$50,323,931 | ~1.9488% | ~$980,733 | +1173.3% |
| 2029 | ~$1,124,228,098 | ~$55,356,324 | ~1.9163% | ~$1,060,788 | +2873.4% |
| 2030 | ~$2,625,239,434 | ~$60,891,956 | ~1.8837% | ~$1,147,048 | +6843.4% |
| 2026 | ~$87,533,709 | ~$41,590,025 | ~2.0465% | ~$851,134 | +131.5% |
| 2027 | ~$202,653,527 | ~$45,749,028 | ~2.0465% | ~$936,247 | +436.0% |
| 2028 | ~$469,172,986 | ~$50,323,931 | ~2.0465% | ~$1,029,872 | +1140.9% |
| 2029 | ~$1,086,205,084 | ~$55,356,324 | ~2.0465% | ~$1,132,859 | +2772.9% |
| 2030 | ~$2,514,725,951 | ~$60,891,956 | ~2.0465% | ~$1,246,145 | +6551.1% |
| 2026 | ~$89,046,074 | ~$41,590,025 | ~1.9977% | ~$830,828 | +135.5% |
| 2027 | ~$209,716,718 | ~$45,749,028 | ~1.9488% | ~$891,575 | +454.7% |
| 2028 | ~$493,913,991 | ~$50,323,931 | ~1.9000% | ~$956,163 | +1206.3% |
| 2029 | ~$1,163,240,741 | ~$55,356,324 | ~1.8512% | ~$1,024,753 | +2976.6% |
| 2030 | ~$2,739,604,559 | ~$60,891,956 | ~1.8024% | ~$1,097,499 | +7145.9% |
In 2025, this property's market value of $37,809,114 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 27× 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 | $37,809,114 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $43,154,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $42,300,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $9,479,297 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $1,271,565 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above 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.