2705 BEE CAVE RD TX 78746
| Owner | CLPF-MIRA VISTA LLC |
|---|---|
| Parcel ID | 0107091206 |
| Short ID | 494912 |
| Type | Real |
| Use Code | 51 Office Large (>35,000 SF) |
| Valuation | Income |
| Improvement SF | 124,291 SF |
| Land SF | 188,437 SF |
| Acres | 4.326 |
| Year Built | 2001 |
| Legal | LOT 3 BLK A DELLANA ROLLINGWOOD COMMERCIAL SUBD |
| Neighborhood | 51SWE |
| Land | $5,653,110 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $5,653,110 |
| Improvement | $29,732,439 |
|---|---|
| Total Improvement | $29,732,439 |
| Market | $35,385,549 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $35,385,549 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $35,385,549 |
| Taxable Value | $35,385,549 |
|---|
Appreciation: Market value has fallen -28.3% from $49,342,416 (2021) to $35,385,549 (2025), a CAGR of -8.0% 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 $567,551. 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 ($5,653,110 land vs $29,732,439 improvements), about $30/SF of land. Most value sits in the improvements, so building condition, age (~25 yrs), and rent roll drive the underwriting.
Submarket Position: At $35,385,549, 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 -8.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $23,352,471 by 2030, with an estimated annual tax burden around $308,560. 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 | 160,000 SF | ✓ |
| 1ST | 1st Floor | 41,681 SF | ✓ |
| 2ND | 2nd Floor | 41,305 SF | ✓ |
| 3RD | 3rd Floor | 41,305 SF | ✓ |
| 501 | CANOPY | 3,298 SF | ✗ |
| 335 | PENTHOUSE | 3,156 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% | $262,143.00 | $262,143.00 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $118,391.18 | $118,391.18 | Paid |
| CRO City of Rollingwood | 0.2193% | 0.1796% | 0.1917% | 0.2058% | 0.2020% | -0.0038% | $63,642.29 | $63,642.29 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $37,177.25 | $37,177.25 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $23,877.00 | $23,877.00 | Paid |
| Combined Rate | 1.8300% | 1.6737% | 1.5585% | 1.6147% | 1.6039% | -0.0108% | $505,230.72 | $505,230.72 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $34,722,277 | $35,385,549 | -1.9% |
| Assessed Value | $34,722,277 | $35,385,549 | -1.9% |
| Land Value | $5,653,110 | $5,653,110 | +0.0% |
| Improvement Value | $29,069,167 | $29,732,439 | -2.2% |
| Taxable Value | $34,722,277 | $35,385,549 | -1.9% |
| Total Tax 2026 = estimate |
~$556,913
Estimated
|
~$505,231
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $34,722,277 | $34,722,277 | +0 (+0.0%) |
| Taxable Value | $34,722,277 | $34,722,277 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $34,722,277 | $5,653,110 | $29,069,167 | — | $34,722,277 | $34,722,277 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $35,385,549 | $5,653,110 | $29,732,439 | — | $35,385,549 | $35,385,549 | ~$505,231 | Partial |
| 2024 | $51,152,175 | — | — | −$45,499,065 | $5,653,110 | $— | $559,616 | Verified |
| 2023 | $51,500,000 | — | — | −$45,846,890 | $5,653,110 | $— | $688,256 | Verified |
| 2022 | $49,798,200 | — | — | −$44,145,090 | $5,653,110 | $— | $865,272 | Verified |
| 2021 | $49,342,416 | — | — | −$43,689,306 | $5,653,110 | $— | $850,103 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -1.9% | -1.9% | ~100% | Not available | Partial |
| 2025 | -11.9% | -11.9% | ~100% | Not available | Partial |
| 2024 | -21.5% | -21.5% | ~100% | 1.3900% | Verified |
| 2023 | -8.7% | -8.7% | ~100% | 1.3500% | Verified |
| 2022 | +12.6% | +12.6% | ~100% | 1.5400% | Verified |
| 2021 | base year | — | ~100% | 1.7200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -28.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.9% | -5.8% | -7.6% | +3.4% | 2023 | -30.8% | 2025 |
| Assessment Ratio | 100.0% | 40.8% | — | 100.0% | 2025 | 11.0% | 2023 |
| Effective Tax Rate (2025) | 1.4300% | 1.4300% | — | 1.4300% | 2025 | 1.4300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$505,231 | $693,696 | ~$400,875 | $865,272 | 2022 | $505,231 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$32,563,218 | ~$32,563,218 | ~1.5474% | ~$503,880 | -8.0% |
| 2027 | ~$29,965,995 | ~$29,965,995 | ~1.4909% | ~$446,754 | -15.3% |
| 2028 | ~$27,575,925 | ~$27,575,925 | ~1.4344% | ~$395,536 | -22.1% |
| 2029 | ~$25,376,485 | ~$25,376,485 | ~1.3778% | ~$349,646 | -28.3% |
| 2030 | ~$23,352,471 | ~$23,352,471 | ~1.3213% | ~$308,560 | -34.0% |
| 2026 | ~$33,616,272 | ~$33,616,272 | ~1.6039% | ~$539,174 | -5.0% |
| 2027 | ~$31,935,458 | ~$31,935,458 | ~1.6039% | ~$512,215 | -9.7% |
| 2028 | ~$30,338,685 | ~$30,338,685 | ~1.6039% | ~$486,604 | -14.3% |
| 2029 | ~$28,821,751 | ~$28,821,751 | ~1.6039% | ~$462,274 | -18.5% |
| 2030 | ~$27,380,663 | ~$27,380,663 | ~1.6039% | ~$439,160 | -22.6% |
| 2026 | ~$33,270,929 | ~$33,270,929 | ~1.5191% | ~$505,429 | -6.0% |
| 2027 | ~$31,282,678 | ~$31,282,678 | ~1.4344% | ~$448,704 | -11.6% |
| 2028 | ~$29,413,243 | ~$29,413,243 | ~1.3496% | ~$396,954 | -16.9% |
| 2029 | ~$27,655,525 | ~$27,655,525 | ~1.2648% | ~$349,787 | -21.8% |
| 2030 | ~$26,002,847 | ~$26,002,847 | ~1.1800% | ~$306,839 | -26.5% |
In 2025, this property's market value of $35,385,549 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 25× 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 | $35,385,549 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $51,152,175 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $51,500,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $49,798,200 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $49,342,416 | $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.