400 LAVACA ST TX 78701
| Owner | RB ZAZA AUSTIN LLC |
|---|---|
| Parcel ID | 0206012302 |
| Short ID | 877673 |
| Type | Real |
| Use Code | 34 Hotel — Full Service |
| Valuation | Income |
| Improvement SF | — |
| Land SF | 13,360 SF |
| Acres | 0.307 |
| Year Built | — |
| Legal | UNT HOTEL UNIT REPUBLIC SQUARE MASTER CONDOMINIUM PLUS 37.72 % INT IN COM AREA |
| Neighborhood | 34CBD1 |
| Land | $13,894,306 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $13,894,306 |
| Improvement | $39,046,928 |
|---|---|
| Total Improvement | $39,046,928 |
| Market | $52,941,234 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $52,941,234 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $52,941,234 |
| Taxable Value | $52,941,234 |
|---|
Appreciation: Market value has risen +31.7% from $40,200,000 (2021) to $52,941,234 (2025), a CAGR of 7.1% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2023→2024), 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 $1,083,434. 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 26% of market value ($13,894,306 land vs $39,046,928 improvements), about $1,040/SF of land. Most value sits in the improvements, so building condition, age, and rent roll drive the underwriting.
Submarket Position: At $52,941,234, 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 +7.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $74,688,557 by 2030, with an estimated annual tax burden around $1,406,940. 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 |
|---|---|---|---|
| ADDL | Additional Floor | 151,553 SF | ✓ |
| 187 | PARKING GARAGE | 101,000 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% | $489,812.30 | $489,812.30 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $277,421.07 | $277,421.07 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $198,976.98 | $198,976.98 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $62,482.83 | $62,482.83 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $54,741.24 | $54,741.24 | Paid |
| P2U | — | — | — | — | — | — | $48,508.14 | $48,508.14 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,131,942.56 | $1,131,942.56 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $53,000,000 | $52,941,234 | +0.1% |
| Assessed Value | $53,000,000 | $52,941,234 | +0.1% |
| Land Value | $16,031,892 | $13,894,306 | +15.4% |
| Improvement Value | $36,968,108 | $39,046,928 | -5.3% |
| Taxable Value | $53,000,000 | $52,941,234 | +0.1% |
| Total Tax 2026 = estimate |
~$1,084,637
Estimated
|
~$1,131,943
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $53,389,626 | $53,000,000 | -389,626 (-0.7%) |
| Taxable Value | $53,389,626 | $53,000,000 | -389,626 (-0.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $53,000,000 | $16,031,892 | $36,968,108 | — | $53,000,000 | $53,000,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $52,941,234 | $13,894,306 | $39,046,928 | — | $52,941,234 | $52,941,234 | ~$1,131,943 | Partial |
| 2024 | $54,000,000 | — | — | −$40,105,694 | $13,894,306 | $— | $1,333,553 | Verified |
| 2023 | $40,240,000 | — | — | −$35,225,024 | $5,014,976 | $— | $1,031,411 | Verified |
| 2022 | $— | — | — | — | $4,243,441 | $— | $834,449 | Verified |
| 2021 | $40,200,000 | — | — | −$35,956,559 | $4,243,441 | $— | $732,431 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.8% | +0.8% | ~100% | Not available | Partial |
| 2025 | -30.5% | -30.5% | ~100% | Not available | Partial |
| 2024 | +29.1% | +29.1% | ~100% | 1.7500% | Verified |
| 2023 | +46.6% | +46.6% | ~100% | 1.7500% | Verified |
| 2022 | +17.9% | +17.9% | ~100% | 2.0700% | Verified |
| 2021 | base year | — | ~100% | 1.8200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +55.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.1% | +8.1% | +7.1% | +34.2% | 2024 | -2.0% | 2025 |
| Assessment Ratio | 100.0% | 49.8% | — | 100.0% | 2025 | 10.6% | 2021 |
| 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 |
$1,131,943 | $1,057,334 | ~$1,271,464 | $1,333,553 | 2024 | $732,431 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$56,713,449 | ~$56,713,449 | ~2.0139% | ~$1,142,173 | +7.1% |
| 2027 | ~$60,754,446 | ~$60,754,446 | ~1.9814% | ~$1,203,781 | +14.8% |
| 2028 | ~$65,083,375 | ~$65,083,375 | ~1.9488% | ~$1,268,371 | +22.9% |
| 2029 | ~$69,720,753 | ~$69,720,753 | ~1.9163% | ~$1,336,053 | +31.7% |
| 2030 | ~$74,688,557 | ~$74,688,557 | ~1.8837% | ~$1,406,940 | +41.1% |
| 2026 | ~$55,654,625 | ~$55,654,625 | ~2.0465% | ~$1,138,964 | +5.1% |
| 2027 | ~$58,507,084 | ~$58,507,084 | ~2.0465% | ~$1,197,339 | +10.5% |
| 2028 | ~$61,505,741 | ~$61,505,741 | ~2.0465% | ~$1,258,706 | +16.2% |
| 2029 | ~$64,658,087 | ~$64,658,087 | ~2.0465% | ~$1,323,218 | +22.1% |
| 2030 | ~$67,972,000 | ~$67,972,000 | ~2.0465% | ~$1,391,037 | +28.4% |
| 2026 | ~$57,772,274 | ~$57,772,274 | ~1.9977% | ~$1,154,095 | +9.1% |
| 2027 | ~$63,044,160 | ~$63,044,160 | ~1.9488% | ~$1,228,629 | +19.1% |
| 2028 | ~$68,797,121 | ~$68,797,121 | ~1.9000% | ~$1,307,157 | +29.9% |
| 2029 | ~$75,075,057 | ~$75,075,057 | ~1.8512% | ~$1,389,785 | +41.8% |
| 2030 | ~$81,925,872 | ~$81,925,872 | ~1.8024% | ~$1,476,608 | +54.7% |
In 2025, this property's market value of $52,941,234 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 37× 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 | $52,941,234 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $54,000,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $40,240,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |
| 2021 | $40,200,000 | $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.