Rio Grande Valley Market Report
Rio Grande Valley commercial real estate market report — 3,501,200 SF tracked across 20 buildings, 21 sale comparables, 101 lease comparables and 21 loans with 7 maturing before 2029.
Fundamentals by property type
| Property type | Buildings | Inventory SF | Vacancy | Avg asking rent | Rent YoY | Avg cap rate | Avg $/SF |
|---|---|---|---|---|---|---|---|
| Office | 6 | 1,165,200 | 22.6% | $20.28 | 1.2% | 8.33% | $415 |
| Industrial | 3 | 1,102,200 | 15.2% | $9.65 | 2.0% | 7.94% | $214 |
| Multi-Family | 3 | 590,300 | 7.2% | $22.11 | 1.2% | 5.23% | $396 |
| Medical | 2 | 340,400 | 7.2% | $30.55 | -0.5% | 5.72% | $167 |
| Retail | 5 | 303,100 | 40.0% | $38.00 | -1.3% | 5.58% | $100 |
Recent sale comparables
| Date | Property | Type | Price | $/SF | Cap | Buyer |
|---|---|---|---|---|---|---|
| 2026-07-15 | 2384 Travis St | Office | $34.97M | $325.61 | 6.22% | Potomac Realty Trust |
| 2025-05-04 | 1270 Memorial Dr | Office | $34.1M | $252.76 | 6.18% | Juniper Real Estate |
| 2024-08-03 | 3778 Preston Rd | Office | $19.24M | $179.62 | 6.57% | Hill Country Capital |
| 2024-07-05 | 398 Domain Dr | Industrial | $126.28M | $151.32 | 6.07% | Aldergate Capital |
| 2024-04-09 | 2384 Travis St | Office | $9.36M | $87.10 | 6.36% | Bellhaven Properties |
| 2024-01-20 | 3778 Preston Rd | Office | $24.26M | $226.55 | 8.04% | Juniper Real Estate |
| 2023-06-26 | 2730 Domain Dr | Medical | $20.14M | $134.14 | 4.78% | Hill Country Capital |
| 2022-10-09 | 1270 Memorial Dr | Office | $22.69M | $168.21 | 4.73% | Potomac Realty Trust |
| 2022-09-04 | 724 Guadalupe St | Industrial | $5.59M | $82.25 | 4.87% | Dunmore Equities |
| 2021-12-04 | 1270 Memorial Dr | Office | $14.3M | $106.00 | 6.70% | Passaic Valley Holdings |
| 2021-06-16 | 2730 Domain Dr | Medical | $14.09M | $93.84 | 6.95% | Everline Real Estate |
| 2020-10-03 | 724 Guadalupe St | Industrial | $4.05M | $59.59 | 8.13% | Marlowe Family Office |
Debt and rollover exposure
21 loans totalling $484M are tracked against Rio Grande Valley assets. 7 of them, representing $159.28M, mature before January 2029. Separately, 65 tracked leases covering 565,260 SF expire in the same window.
Weighted average coupon on tracked Rio Grande Valley debt is 5.67% with average loan-to-value of 59.8%. See how to read a maturity schedule for the refinancing-gap method.
20 commercial properties are tracked in Rio Grande Valley, representing 3,501,200 SF of rentable building area, of which 619,600 SF is currently marketed as available.
Asking rents average $27.84 per square foot per year, the median marketed suite is 16,100 SF, and listings have been on market a median of 361 days.
The stock splits 6 Class A, 8 Class B, 6 Class C, with construction dates from 1914 to 2023 (median 1975).
The most concentrated submarkets are McAllen (10), Brownsville (10).
Methodology
Fundamentals are computed from RealStarGlobal's tracked inventory for Rio Grande Valley and re-cut on each build (2026-08-26). Sale and lease comparables are the tracked transaction set for assets in this market; loan records derive from recorded mortgages and tracked lender reporting. Property-level inventory in this demonstration dataset is RealStarGlobal sample data — live market activity, deal flow and news come from the Acquirepad CRE intelligence feed. Registry and GIS provenance per jurisdiction is set out in the data sourcing plan. Definitions follow the conventions described in why providers disagree about submarkets.