3208 RED RIVER ST TX 78705
| Owner | RED RIVER PROPERTY GROUP LLC |
|---|---|
| Parcel ID | 0215061209 |
| Short ID | 208873 |
| Type | Real |
| Use Code | 52 Office Medium (10–35,000 SF) |
| Valuation | Income |
| Improvement SF | 14,729 SF |
| Land SF | 19,760 SF |
| Acres | 0.454 |
| Year Built | 1985 |
| Legal | 0.4536 AC OF LOT 28 OLT 6&9 DIV C BEAU SITE |
| Neighborhood | 52CEN |
| Land | $1,976,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,976,000 |
| Improvement | $3,055,654 |
|---|---|
| Total Improvement | $3,055,654 |
| Market | $5,031,654 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $5,031,654 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $5,031,654 |
| Taxable Value | $5,031,654 |
|---|
Appreciation: Market value has fallen -30.5% from $7,241,961 (2021) to $5,031,654 (2025), a CAGR of -8.7% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2024→2025), 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 $102,972. 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 39% of market value ($1,976,000 land vs $3,055,654 improvements), about $100/SF of land. Most value sits in the improvements, so building condition, age (~41 yrs), and rent roll drive the underwriting.
Submarket Position: At $5,031,654, 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 -8.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,191,751 by 2030, with an estimated annual tax burden around $60,124. 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.
11 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 187 | PARKING GARAGE | 20,206 SF | ✓ |
| 2ND | 2nd Floor | 6,834 SF | ✓ |
| 3RD | 3rd Floor | 6,834 SF | ✓ |
| 4TH | 4th Floor | 6,834 SF | ✓ |
| SO | Sketch Only | 3,383 SF | ✗ |
| 551 | PAVED AREA | 1,404 SF | ✗ |
| 1ST | 1st Floor | 1,061 SF | ✓ |
| 611 | TERRACE | 964 SF | ✗ |
| 501 | CANOPY | 792 SF | ✗ |
| 581C | STORAGE ATT COMM | 418 SF | ✓ |
| 413 | STAIRWAY EXT | 1 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% | $46,552.86 | $46,552.86 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $26,366.72 | $26,366.72 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $18,911.22 | $18,911.22 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $5,938.51 | $5,938.51 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $5,202.73 | $5,202.73 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $102,972.04 | $102,972.04 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $5,467,872 | $5,031,654 | +8.7% |
| Assessed Value | $5,467,872 | $5,031,654 | +8.7% |
| Land Value | $1,976,000 | $1,976,000 | +0.0% |
| Improvement Value | $3,491,872 | $3,055,654 | +14.3% |
| Taxable Value | $5,467,872 | $5,031,654 | +8.7% |
| Total Tax 2026 = estimate |
~$111,899
Estimated
|
~$102,972
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $5,467,872 | $5,467,872 | +0 (+0.0%) |
| Taxable Value | $5,467,872 | $5,467,872 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $5,467,872 | $1,976,000 | $3,491,872 | — | $5,467,872 | $5,467,872 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $5,031,654 | $1,976,000 | $3,055,654 | — | $5,031,654 | $5,031,654 | ~$102,972 | Partial |
| 2024 | $7,374,581 | — | — | −$5,398,581 | $1,976,000 | $— | $112,488 | Verified |
| 2023 | $8,019,893 | — | — | −$6,043,893 | $1,976,000 | $— | $125,306 | Verified |
| 2022 | $7,445,185 | — | — | −$5,864,385 | $1,580,800 | $— | $150,509 | Verified |
| 2021 | $7,241,961 | — | — | −$5,661,161 | $1,580,800 | $— | $162,058 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +8.7% | +8.7% | ~100% | Not available | Partial |
| 2025 | -11.4% | -11.4% | ~100% | Not available | Partial |
| 2024 | -23.0% | -23.0% | ~100% | 1.9800% | Verified |
| 2023 | -8.0% | -8.0% | ~100% | 1.7000% | Verified |
| 2022 | +7.7% | +7.7% | ~100% | 1.8800% | Verified |
| 2021 | base year | — | ~100% | 2.2400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -32.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +8.7% | -4.1% | -10.2% | +8.7% | 2026 | -31.8% | 2025 |
| Assessment Ratio | 100.0% | 49.1% | — | 100.0% | 2025 | 21.2% | 2022 |
| 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 |
$102,972 | $130,667 | ~$75,472 | $162,058 | 2021 | $102,972 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,593,825 | ~$4,593,825 | ~2.0139% | ~$92,517 | -8.7% |
| 2027 | ~$4,194,093 | ~$4,194,093 | ~1.9814% | ~$83,101 | -16.6% |
| 2028 | ~$3,829,144 | ~$3,829,144 | ~1.9488% | ~$74,624 | -23.9% |
| 2029 | ~$3,495,951 | ~$3,495,951 | ~1.9163% | ~$66,993 | -30.5% |
| 2030 | ~$3,191,751 | ~$3,191,751 | ~1.8837% | ~$60,124 | -36.6% |
| 2026 | ~$4,780,071 | ~$4,780,071 | ~2.0465% | ~$97,823 | -5.0% |
| 2027 | ~$4,541,068 | ~$4,541,068 | ~2.0465% | ~$92,932 | -9.7% |
| 2028 | ~$4,314,014 | ~$4,314,014 | ~2.0465% | ~$88,286 | -14.3% |
| 2029 | ~$4,098,314 | ~$4,098,314 | ~2.0465% | ~$83,871 | -18.5% |
| 2030 | ~$3,893,398 | ~$3,893,398 | ~2.0465% | ~$79,678 | -22.6% |
| 2026 | ~$4,694,458 | ~$4,694,458 | ~1.9977% | ~$93,779 | -6.7% |
| 2027 | ~$4,379,859 | ~$4,379,859 | ~1.9488% | ~$85,356 | -13.0% |
| 2028 | ~$4,086,343 | ~$4,086,343 | ~1.9000% | ~$77,641 | -18.8% |
| 2029 | ~$3,812,496 | ~$3,812,496 | ~1.8512% | ~$70,577 | -24.2% |
| 2030 | ~$3,557,002 | ~$3,557,002 | ~1.8024% | ~$64,110 | -29.3% |
In 2025, this property's market value of $5,031,654 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 4× 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 | $5,031,654 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $7,374,581 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $8,019,893 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $7,445,185 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $7,241,961 | $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.