2802 BEE CAVE RD TX 78746
| Owner | DEN 2244 LLC |
|---|---|
| Parcel ID | 0107110336 |
| Short ID | 105623 |
| Type | Real |
| Use Code | 33 Fast Food Restaurant |
| Valuation | Income |
| Improvement SF | 1,232 SF |
| Land SF | 7,489 SF |
| Acres | 0.172 |
| Year Built | 2004 |
| Legal | LOT 1 TIMBERLINE TERRACE SOUTH |
| Neighborhood | 33SWE |
| Land | $149,780 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $149,780 |
| Improvement | $533,400 |
|---|---|
| Total Improvement | $533,400 |
| Market | $683,180 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $683,180 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $683,180 |
| Taxable Value | $683,180 |
|---|
Appreciation: Market value has risen +48.4% from $460,329 (2021) to $683,180 (2025), a CAGR of 10.4% over 4 years. This is strong appreciation — well above typical inflation. 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 +17.8%, so this parcel has outpaced the broader commercial market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.6039% in 2025 (-0.0108% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $10,958. Eanes ISD is the largest single contributor, at 51.9% 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 22% of market value ($149,780 land vs $533,400 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~22 yrs), and rent roll drive the underwriting.
Submarket Position: At $683,180, this parcel sits in the lower-middle (25th–50th percentile) of Commercial property in Travis County — county median $1,382,921 (P25 $632,506 / P75 $3,258,143, n=13,595). 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 +8.2% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $1,013,916 by 2031, with an estimated annual tax burden around $13,397. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 3,337 SF | ✗ |
| 1ST | 1st Floor | 1,232 SF | ✓ |
| 611 | TERRACE | 154 SF | ✗ |
| SO | Sketch Only | 46 SF | ✗ |
| 437 | FENCE MASON LF | 29 SF | ✗ |
| 541 | FENCE COMM LF | 17 SF | ✗ |
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.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $4,993.20 | $4,993.20 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,255.07 | $2,255.07 | Paid |
| CRO City of Rollingwood | 0.2193% | 0.1796% | 0.1917% | 0.2058% | 0.2020% | -0.0038% | $1,212.23 | $1,212.23 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $708.14 | $708.14 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $454.80 | $454.80 | Paid |
| Combined Rate | 1.8300% | 1.6737% | 1.5585% | 1.6147% | 1.6039% | -0.0108% | $9,623.44 | $9,623.44 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IEA Eanes ISD | 0.8322% | $4,993.20 | 51.9% |
| TCO Travis County | 0.3758% | $2,255.07 | 23.4% |
| CRO City of Rollingwood | 0.2020% | $1,212.23 | 12.6% |
| THD Travis Central Health | 0.1180% | $708.14 | 7.4% |
| E09 Travis County ESD # 09 | 0.0758% | $454.80 | 4.7% |
| Total | 1.6039% | $9,623.44 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $683,180 | $683,180 | +0.0% |
| Assessed Value | $683,180 | $683,180 | +0.0% |
| Land Value | $149,780 | $149,780 | +0.0% |
| Improvement Value | $533,400 | $533,400 | +0.0% |
| Taxable Value | $683,180 | $683,180 | +0.0% |
| Total Tax 2026 = estimate |
~$10,958
Estimated
|
~$9,623
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $683,180 | $149,780 | $533,400 | — | $683,180 | $683,180 | Not yet — post-cert | Preliminary |
| 2025 | $683,180 | $149,780 | $533,400 | — | $683,180 | $683,180 | ~$9,623 | Partial |
| 2024 | $719,731 | $149,780 | $569,951 | — | $719,731 | $719,731 | $10,980 | Verified |
| 2023 | $718,202 | $149,780 | $568,422 | — | $718,202 | $718,202 | $9,912 | Verified |
| 2022 | $621,792 | $149,780 | $472,012 | — | $621,792 | $621,792 | $10,407 | Verified |
| 2021 | $460,329 | $149,780 | $310,549 | — | $460,329 | $460,329 | $8,424 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | -5.1% | -5.1% | ~100% | Not available | Partial |
| 2024 | +0.2% | +0.2% | ~100% | No billing data | Verified |
| 2023 | +15.5% | +15.5% | ~100% | No billing data | Verified |
| 2022 | +35.1% | +35.1% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +48.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +9.1% | +8.2% | +35.1% | 2022 | -5.1% | 2025 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.4100% | 1.4100% | — | 1.4100% | 2025 | 1.4100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$9,623 | $9,869 | ~$12,419 | $10,980 | 2024 | $8,424 | 2021 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$739,313 | ~$739,313 | ~1.5474% | ~$11,440 | +8.2% |
| 2028 | ~$800,059 | ~$800,059 | ~1.4909% | ~$11,928 | +17.1% |
| 2029 | ~$865,795 | ~$865,795 | ~1.4344% | ~$12,419 | +26.7% |
| 2030 | ~$936,933 | ~$936,933 | ~1.3778% | ~$12,909 | +37.1% |
| 2031 | ~$1,013,916 | ~$1,013,916 | ~1.3213% | ~$13,397 | +48.4% |
| 2027 | ~$725,650 | ~$725,650 | ~1.6039% | ~$11,639 | +6.2% |
| 2028 | ~$770,759 | ~$770,759 | ~1.6039% | ~$12,362 | +12.8% |
| 2029 | ~$818,673 | ~$818,673 | ~1.6039% | ~$13,131 | +19.8% |
| 2030 | ~$869,566 | ~$869,566 | ~1.6039% | ~$13,947 | +27.3% |
| 2031 | ~$923,622 | ~$923,622 | ~1.6039% | ~$14,814 | +35.2% |
| 2027 | ~$752,977 | ~$751,498 | ~1.5191% | ~$11,416 | +10.2% |
| 2028 | ~$829,905 | ~$826,648 | ~1.4344% | ~$11,857 | +21.5% |
| 2029 | ~$914,691 | ~$909,313 | ~1.3496% | ~$12,272 | +33.9% |
| 2030 | ~$1,008,141 | ~$1,000,244 | ~1.2648% | ~$12,651 | +47.6% |
| 2031 | ~$1,111,137 | ~$1,100,268 | ~1.1800% | ~$12,983 | +62.6% |
In 2025, this property's market value of $683,180 places it in the 25th–50th percentile for Commercial properties in Travis County (13595 comparable) — -51% below the county median of $1,382,921. 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 | $683,180 | $632,506 | $1,382,921 | $3,258,143 | ↓ Below median | -0.8% |
| 2024 | $719,731 | $647,500 | $1,401,787 | $3,362,090 | ↓ Below median | +0.0% |
| 2023 | $718,202 | $651,680 | $1,383,015 | $3,277,245 | ↓ Below median | +9.7% |
| 2022 | $621,792 | $535,964 | $1,190,250 | $2,842,216 | ↓ Below median | +3.3% |
| 2021 | $460,329 | $538,645 | $1,173,514 | $2,782,974 | ↓ Bottom 25% | base yr |
| Source | What it provides | Coverage for this parcel | Confidence |
|---|---|---|---|
| TCAD Certified Appraisal Roll ↗ | Market, assessed, and taxable value; land/improvement split; exemptions | 2025 | Certified |
| Texas Comptroller Annual Jurisdiction Roll (AJR) | Prior-year market and taxable value | 2021–2024 | Verified |
| TCAD Preliminary Export ↗ | First-look 2026 appraisal value, subject to change at certification | 2026 (exported June 9, 2026; certifies July 25, 2026) | Preliminary |
| Travis County Rates History ↗ | Adopted tax rate for each of this parcel's taxing entities | 1990–2025 | Verified |
| TaxCurOpenData | Current-year (2025) tax billing, by taxing entity | 2025 | Partial |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2021, 2022, 2023, 2024 | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |