2500 BEE CAVE RD 3 TX 78746
| Owner | LORE ATX ROLLINGWOOD III LP |
|---|---|
| Parcel ID | 0105090304 |
| Short ID | 859621 |
| Type | Real |
| Use Code | 51 Office Large (>35,000 SF) |
| Valuation | Income |
| Improvement SF | 66,699 SF |
| Land SF | 210,177 SF |
| Acres | 4.825 |
| Year Built | 2019 |
| Legal | LOT 3B BLK A ROLLINGWOOD TOWNE CENTRE RESUB OF LOTS 2A & 3 |
| Neighborhood | 51SWE |
| Land | $5,391,040 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $5,391,040 |
| Improvement | $31,333,011 |
|---|---|
| Total Improvement | $31,333,011 |
| Market | $36,724,051 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $36,724,051 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $36,724,051 |
| Taxable Value | $36,724,051 |
|---|
Appreciation: Market value has fallen -19.1% from $45,400,000 (2021) to $36,724,051 (2025), a CAGR of -5.2% 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 1.6039% in 2025 (-0.0108% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $589,020. 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 15% of market value ($5,391,040 land vs $31,333,011 improvements), about $26/SF of land. Most value sits in the improvements, so building condition, age (~7 yrs), and rent roll drive the underwriting.
Submarket Position: At $36,724,051, 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 -5.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $28,172,085 by 2030, with an estimated annual tax burden around $372,243. 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 |
|---|---|---|---|
| 187 | PARKING GARAGE | 192,000 SF | ✓ |
| 3RD | 3rd Floor | 27,208 SF | ✓ |
| 4TH | 4th Floor | 27,208 SF | ✓ |
| 5TH | 5th Floor | 27,208 SF | ✓ |
| 2ND | 2nd Floor | 20,915 SF | ✓ |
| 1ST | 1st Floor | 18,576 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 |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $292,268.64 | $292,268.64 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $131,996.76 | $131,996.76 | Paid |
| CRO City of Rollingwood | 0.2193% | 0.1796% | 0.1917% | 0.2058% | 0.2020% | -0.0038% | $70,956.10 | $70,956.10 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $41,449.68 | $41,449.68 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $26,620.96 | $26,620.96 | Paid |
| Combined Rate | 1.8300% | 1.6737% | 1.5585% | 1.6147% | 1.6039% | -0.0108% | $563,292.14 | $563,292.14 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $36,745,045 | $36,724,051 | +0.1% |
| Assessed Value | $36,745,045 | $36,724,051 | +0.1% |
| Land Value | $5,391,040 | $5,391,040 | +0.0% |
| Improvement Value | $31,354,005 | $31,333,011 | +0.1% |
| Taxable Value | $36,745,045 | $36,724,051 | +0.1% |
| Total Tax 2026 = estimate |
~$589,356
Estimated
|
~$563,292
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $36,745,045 | $36,745,045 | +0 (+0.0%) |
| Taxable Value | $36,745,045 | $36,745,045 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $36,745,045 | $5,391,040 | $31,354,005 | — | $36,745,045 | $36,745,045 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $36,724,051 | $5,391,040 | $31,333,011 | — | $36,724,051 | $36,724,051 | ~$563,292 | Partial |
| 2024 | $49,000,000 | — | — | −$43,608,960 | $5,391,040 | $— | $608,572 | Verified |
| 2023 | $59,082,496 | — | — | −$53,691,456 | $5,391,040 | $— | $766,078 | Verified |
| 2022 | $52,921,941 | — | — | −$47,530,901 | $5,391,040 | $— | $990,369 | Verified |
| 2021 | $45,400,000 | — | — | −$40,008,960 | $5,391,040 | $— | $968,460 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.1% | +0.1% | ~100% | Not available | Partial |
| 2025 | -9.8% | -9.8% | ~100% | Not available | Partial |
| 2024 | -22.1% | -22.1% | ~100% | 1.4900% | Verified |
| 2023 | -14.5% | -14.5% | ~100% | 1.4700% | Verified |
| 2022 | +15.5% | +15.5% | ~100% | 1.6200% | Verified |
| 2021 | base year | — | ~100% | 2.1300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -30.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.1% | -2.8% | -5.2% | +16.6% | 2022 | -25.1% | 2025 |
| Assessment Ratio | 100.0% | 40.4% | — | 100.0% | 2025 | 9.1% | 2023 |
| Effective Tax Rate (2025) | 1.5300% | 1.5300% | — | 1.5300% | 2025 | 1.5300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$563,292 | $779,354 | ~$452,435 | $990,369 | 2022 | $563,292 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$34,827,657 | ~$34,827,657 | ~1.5474% | ~$538,919 | -5.2% |
| 2027 | ~$33,029,192 | ~$33,029,192 | ~1.4909% | ~$492,423 | -10.1% |
| 2028 | ~$31,323,597 | ~$31,323,597 | ~1.4344% | ~$449,291 | -14.7% |
| 2029 | ~$29,706,078 | ~$29,706,078 | ~1.3778% | ~$409,301 | -19.1% |
| 2030 | ~$28,172,085 | ~$28,172,085 | ~1.3213% | ~$372,243 | -23.3% |
| 2026 | ~$34,887,848 | ~$34,887,848 | ~1.6039% | ~$559,569 | -5.0% |
| 2027 | ~$33,143,456 | ~$33,143,456 | ~1.6039% | ~$531,590 | -9.8% |
| 2028 | ~$31,486,283 | ~$31,486,283 | ~1.6039% | ~$505,011 | -14.3% |
| 2029 | ~$29,911,969 | ~$29,911,969 | ~1.6039% | ~$479,760 | -18.5% |
| 2030 | ~$28,416,371 | ~$28,416,371 | ~1.6039% | ~$455,772 | -22.6% |
| 2026 | ~$35,562,138 | ~$35,562,138 | ~1.5191% | ~$540,235 | -3.2% |
| 2027 | ~$34,436,988 | ~$34,436,988 | ~1.4344% | ~$493,948 | -6.2% |
| 2028 | ~$33,347,436 | ~$33,347,436 | ~1.3496% | ~$450,049 | -9.2% |
| 2029 | ~$32,292,356 | ~$32,292,356 | ~1.2648% | ~$408,433 | -12.1% |
| 2030 | ~$31,270,658 | ~$31,270,658 | ~1.1800% | ~$369,001 | -14.8% |
In 2025, this property's market value of $36,724,051 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 26× 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 | $36,724,051 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $49,000,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $59,082,496 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $52,921,941 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $45,400,000 | $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.