7756 NORTHCROSS DR TX 78757
| Owner | JQUAD LTD |
|---|---|
| Parcel ID | 0239040104 |
| Short ID | 242306 |
| Type | Real |
| Use Code | 43 Strip Center (>10,000 SF) |
| Valuation | Income |
| Improvement SF | 38,222 SF |
| Land SF | 83,488 SF |
| Acres | 1.917 |
| Year Built | 1985 |
| Legal | LOT 4C NORTHCROSS PARK |
| Neighborhood | 43CEN |
| Land | $4,174,400 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,174,400 |
| Improvement | $1,054,343 |
|---|---|
| Total Improvement | $1,054,343 |
| Market | $5,228,743 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $5,228,743 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $5,228,743 |
| Taxable Value | $5,228,743 |
|---|
Appreciation: Market value has fallen -15.7% from $6,203,974 (2021) to $5,228,743 (2025), a CAGR of -4.2% over 4 years. Growth has been relatively flat for this asset class. 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 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 $107,005. 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 80% of market value ($4,174,400 land vs $1,054,343 improvements), about $50/SF of land. With value concentrated in the land under a ~41-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $5,228,743, 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 -4.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,222,372 by 2030, with an estimated annual tax burden around $79,539. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 61,424 SF | ✗ |
| 491 | SPRINKLER HEADS | 38,222 SF | ✗ |
| 2ND | 2nd Floor | 21,330 SF | ✓ |
| 1ST | 1st Floor | 16,892 SF | ✓ |
| SO | Sketch Only | 16,892 SF | ✗ |
| 501 | CANOPY | 6,796 SF | ✗ |
| 611 | TERRACE | 2,406 SF | ✗ |
| 482 | LIGHT POLES | 7 SF | ✓ |
| 276 | ELEVATOR COM PAS | 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% | $48,376.33 | $48,376.33 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $27,399.50 | $27,399.50 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $19,651.97 | $19,651.97 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $6,171.12 | $6,171.12 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $5,406.52 | $5,406.52 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $107,005.44 | $107,005.44 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $5,228,743 | $5,228,743 | +0.0% |
| Assessed Value | $5,228,743 | $5,228,743 | +0.0% |
| Land Value | $4,174,400 | $4,174,400 | +0.0% |
| Improvement Value | $1,054,343 | $1,054,343 | +0.0% |
| Taxable Value | $5,228,743 | $5,228,743 | +0.0% |
| Total Tax 2026 = estimate |
~$107,005
Estimated
|
~$107,005
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $5,228,743 | $5,228,743 | +0 (+0.0%) |
| Taxable Value | $5,228,743 | $5,228,743 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $5,228,743 | $4,174,400 | $1,054,343 | — | $5,228,743 | $5,228,743 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $5,228,743 | $4,174,400 | $1,054,343 | — | $5,228,743 | $5,228,743 | ~$107,005 | Partial |
| 2024 | $5,808,973 | — | — | −$1,634,573 | $4,174,400 | $— | $95,385 | Verified |
| 2023 | $5,223,078 | — | — | −$1,048,678 | $4,174,400 | $— | $105,099 | Verified |
| 2022 | $4,757,000 | — | — | −$582,600 | $4,174,400 | $— | $103,152 | Verified |
| 2021 | $6,203,974 | — | — | −$2,864,454 | $3,339,520 | $— | $103,545 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +8.6% | +8.6% | ~100% | Not available | Partial |
| 2024 | -17.1% | -17.1% | ~100% | 1.9800% | Verified |
| 2023 | +11.2% | +11.2% | ~100% | 1.8100% | Verified |
| 2022 | -15.8% | +56.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | 53.8% | 1.6700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -15.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -2.5% | -4.2% | +11.2% | 2024 | -23.3% | 2022 |
| Assessment Ratio | 100.0% | 82.2% | — | 100.0% | 2025 | 53.8% | 2021 |
| 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 |
$107,005 | $102,837 | ~$89,925 | $107,005 | 2025 | $95,385 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,009,901 | ~$5,009,901 | ~2.0139% | ~$100,896 | -4.2% |
| 2027 | ~$4,800,218 | ~$4,800,218 | ~1.9814% | ~$95,111 | -8.2% |
| 2028 | ~$4,599,311 | ~$4,599,311 | ~1.9488% | ~$89,633 | -12.0% |
| 2029 | ~$4,406,813 | ~$4,406,813 | ~1.9163% | ~$84,447 | -15.7% |
| 2030 | ~$4,222,372 | ~$4,222,372 | ~1.8837% | ~$79,539 | -19.2% |
| 2026 | ~$4,967,306 | ~$4,967,306 | ~2.0465% | ~$101,655 | -5.0% |
| 2027 | ~$4,718,941 | ~$4,718,941 | ~2.0465% | ~$96,572 | -9.7% |
| 2028 | ~$4,482,994 | ~$4,482,994 | ~2.0465% | ~$91,744 | -14.3% |
| 2029 | ~$4,258,844 | ~$4,258,844 | ~2.0465% | ~$87,157 | -18.5% |
| 2030 | ~$4,045,902 | ~$4,045,902 | ~2.0465% | ~$82,799 | -22.6% |
| 2026 | ~$5,114,476 | ~$5,114,476 | ~1.9977% | ~$102,170 | -2.2% |
| 2027 | ~$5,002,706 | ~$5,002,706 | ~1.9488% | ~$97,495 | -4.3% |
| 2028 | ~$4,893,378 | ~$4,893,378 | ~1.9000% | ~$92,975 | -6.4% |
| 2029 | ~$4,786,440 | ~$4,786,440 | ~1.8512% | ~$88,606 | -8.5% |
| 2030 | ~$4,681,838 | ~$4,681,838 | ~1.8024% | ~$84,384 | -10.5% |
In 2025, this property's market value of $5,228,743 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 | $5,228,743 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $5,808,973 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $5,223,078 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $4,757,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $6,203,974 | $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.