2500 BEE CAVE RD TX 78746
| Owner | LORE ATX ROLLINGWOOD LLC |
|---|---|
| Parcel ID | 0107090172 |
| Short ID | 859620 |
| Type | Real |
| Use Code | 51 Office Large (>35,000 SF) |
| Valuation | Income |
| Improvement SF | 161,250 SF |
| Land SF | 354,666 SF |
| Acres | 8.142 |
| Year Built | 2015 |
| Legal | LOT 2B BLK A ROLLINGWOOD TOWNE CENTRE RESUB OF LOTS 2A & 3 |
| Neighborhood | 51SWE |
| Land | $10,639,966 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $10,639,966 |
| Improvement | $54,354,767 |
|---|---|
| Total Improvement | $54,354,767 |
| Market | $64,994,733 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $64,994,733 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $64,994,733 |
| Taxable Value | $64,994,733 |
|---|
Appreciation: Market value has fallen -29.9% from $92,688,100 (2021) to $64,994,733 (2025), a CAGR of -8.5% 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 $1,042,455. 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 16% of market value ($10,639,966 land vs $54,354,767 improvements), about $30/SF of land. Most value sits in the improvements, so building condition, age (~11 yrs), and rent roll drive the underwriting.
Submarket Position: At $64,994,733, 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 -8.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $41,705,746 by 2030, with an estimated annual tax burden around $551,065. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 53,750 SF | ✓ |
| 2ND | 2nd Floor | 53,750 SF | ✓ |
| 3RD | 3rd Floor | 53,750 SF | ✓ |
| 4TH | 4th Floor | 53,750 SF | ✓ |
| 387 | PARKING GAR UNDR | 53,750 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% | $517,295.52 | $517,295.52 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $233,625.25 | $233,625.25 | Paid |
| CRO City of Rollingwood | 0.2193% | 0.1796% | 0.1917% | 0.2058% | 0.2020% | -0.0038% | $125,587.44 | $125,587.44 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $73,363.10 | $73,363.10 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $47,117.28 | $47,117.28 | Paid |
| Combined Rate | 1.8300% | 1.6737% | 1.5585% | 1.6147% | 1.6039% | -0.0108% | $996,988.59 | $996,988.59 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $65,031,888 | $64,994,733 | +0.1% |
| Assessed Value | $65,031,888 | $64,994,733 | +0.1% |
| Land Value | $10,639,966 | $10,639,966 | +0.0% |
| Improvement Value | $54,391,922 | $54,354,767 | +0.1% |
| Taxable Value | $65,031,888 | $64,994,733 | +0.1% |
| Total Tax 2026 = estimate |
~$1,043,051
Estimated
|
~$996,989
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $65,031,888 | $65,031,888 | +0 (+0.0%) |
| Taxable Value | $65,031,888 | $65,031,888 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $65,031,888 | $10,639,966 | $54,391,922 | — | $65,031,888 | $65,031,888 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $64,994,733 | $10,639,966 | $54,354,767 | — | $64,994,733 | $64,994,733 | ~$996,989 | Partial |
| 2024 | $87,000,000 | — | — | −$76,360,034 | $10,639,966 | $— | $1,077,731 | Verified |
| 2023 | $104,400,000 | — | — | −$93,760,034 | $10,639,966 | $— | $1,359,961 | Verified |
| 2022 | $— | — | — | — | $10,639,966 | $— | $1,750,126 | Verified |
| 2021 | $92,688,100 | — | — | −$82,048,134 | $10,639,966 | $— | $1,649,936 | 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% | 1.5000% | Verified |
| 2023 | -14.5% | -14.5% | ~100% | 1.4700% | Verified |
| 2022 | +15.5% | +15.5% | ~100% | 1.6200% | Verified |
| 2021 | base year | — | ~100% | 1.7800% | 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% | -7.3% | -8.5% | +12.6% | 2023 | -25.3% | 2025 |
| Assessment Ratio | 100.0% | 46.8% | — | 100.0% | 2025 | 10.2% | 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 |
$996,989 | $1,271,154 | ~$725,028 | $1,649,936 | 2021 | $996,989 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$59,475,994 | ~$59,475,994 | ~1.5474% | ~$920,325 | -8.5% |
| 2027 | ~$54,425,854 | ~$54,425,854 | ~1.4909% | ~$811,419 | -16.3% |
| 2028 | ~$49,804,525 | ~$49,804,525 | ~1.4344% | ~$714,373 | -23.4% |
| 2029 | ~$45,575,595 | ~$45,575,595 | ~1.3778% | ~$627,956 | -29.9% |
| 2030 | ~$41,705,746 | ~$41,705,746 | ~1.3213% | ~$551,065 | -35.8% |
| 2026 | ~$61,744,996 | ~$61,744,996 | ~1.6039% | ~$990,332 | -5.0% |
| 2027 | ~$58,657,747 | ~$58,657,747 | ~1.6039% | ~$940,816 | -9.7% |
| 2028 | ~$55,724,859 | ~$55,724,859 | ~1.6039% | ~$893,775 | -14.3% |
| 2029 | ~$52,938,616 | ~$52,938,616 | ~1.6039% | ~$849,086 | -18.5% |
| 2030 | ~$50,291,685 | ~$50,291,685 | ~1.6039% | ~$806,632 | -22.6% |
| 2026 | ~$60,775,889 | ~$60,775,889 | ~1.5191% | ~$923,265 | -6.5% |
| 2027 | ~$56,830,892 | ~$56,830,892 | ~1.4344% | ~$815,156 | -12.6% |
| 2028 | ~$53,141,967 | ~$53,141,967 | ~1.3496% | ~$717,191 | -18.2% |
| 2029 | ~$49,692,493 | ~$49,692,493 | ~1.2648% | ~$628,510 | -23.5% |
| 2030 | ~$46,466,926 | ~$46,466,926 | ~1.1800% | ~$548,320 | -28.5% |
In 2025, this property's market value of $64,994,733 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 46× 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 | $64,994,733 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $87,000,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $104,400,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |
| 2021 | $92,688,100 | $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.