2725 BEE CAVE RD TX 78746
| Owner | LIVE OAK HQ 2022 LP |
|---|---|
| Parcel ID | 0107091208 |
| Short ID | 540881 |
| Type | Real |
| Use Code | 58 Bank — Branch Office |
| Valuation | Income |
| Improvement SF | 5,282 SF |
| Land SF | 44,082 SF |
| Acres | 1.012 |
| Year Built | 2003 |
| Legal | LOT 2B BLK A DELLANA ROLLINGWOOD COMMERCIAL SUBD REPLAT OF LOTS 1&2 |
| Neighborhood | 58SWE |
| Land | $1,102,050 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,102,050 |
| Improvement | $1,440,334 |
|---|---|
| Total Improvement | $1,440,334 |
| Market | $2,542,384 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,542,384 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,542,384 |
| Taxable Value | $2,542,384 |
|---|
Appreciation: Market value has risen +4.8% from $2,425,458 (2021) to $2,542,384 (2025), a CAGR of 1.2% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2023→2024), 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 $40,777. 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 43% of market value ($1,102,050 land vs $1,440,334 improvements), about $25/SF of land. Most value sits in the improvements, so building condition, age (~23 yrs), and rent roll drive the underwriting.
Submarket Position: At $2,542,384, this parcel sits in the upper-middle (50th–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 +1.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,696,500 by 2030, with an estimated annual tax burden around $35,629. 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 | 20,000 SF | ✗ |
| 1ST | 1st Floor | 5,282 SF | ✓ |
| 491 | SPRINKLER HEADS | 5,270 SF | ✗ |
| 503 | CANOPY - BANK | 1,350 SF | ✗ |
| 501 | CANOPY | 175 SF | ✗ |
| 482 | LIGHT POLES | 5 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% | $21,157.72 | $21,157.72 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9,555.42 | $9,555.42 | Paid |
| CRO City of Rollingwood | 0.2193% | 0.1796% | 0.1917% | 0.2058% | 0.2020% | -0.0038% | $5,136.61 | $5,136.61 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,000.60 | $3,000.60 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $1,927.13 | $1,927.13 | Paid |
| Combined Rate | 1.8300% | 1.6737% | 1.5585% | 1.6147% | 1.6039% | -0.0108% | $40,777.48 | $40,777.48 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,617,218 | $2,542,384 | +2.9% |
| Assessed Value | $2,617,218 | $2,542,384 | +2.9% |
| Land Value | $1,102,050 | $1,102,050 | +0.0% |
| Improvement Value | $1,515,168 | $1,440,334 | +5.2% |
| Taxable Value | $2,617,218 | $2,542,384 | +2.9% |
| Total Tax 2026 = estimate |
~$41,978
Estimated
|
~$40,777
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,876,064 | $2,617,218 | -258,846 (-9.0%) |
| Taxable Value | $2,876,064 | $2,617,218 | -258,846 (-9.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,617,218 | $1,102,050 | $1,515,168 | — | $2,617,218 | $2,617,218 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,542,384 | $1,102,050 | $1,440,334 | — | $2,542,384 | $2,542,384 | ~$40,777 | Partial |
| 2024 | $2,537,902 | — | — | −$1,435,852 | $1,102,050 | $— | $41,052 | Verified |
| 2023 | $2,424,628 | — | — | −$1,322,578 | $1,102,050 | $— | $39,554 | Verified |
| 2022 | $2,431,668 | — | — | −$1,329,618 | $1,102,050 | $— | $40,582 | Verified |
| 2021 | $2,425,458 | — | — | −$1,323,408 | $1,102,050 | $— | $44,499 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +13.1% | +13.1% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +0.2% | +0.2% | ~100% | 1.6100% | Verified |
| 2023 | +4.7% | +4.7% | ~100% | 1.5600% | Verified |
| 2022 | -0.3% | -0.3% | ~100% | 1.6700% | Verified |
| 2021 | base year | — | ~100% | 1.8300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +4.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +2.9% | +1.6% | +0.6% | +4.7% | 2024 | -0.3% | 2023 |
| Assessment Ratio | 100.0% | 63.3% | — | 100.0% | 2025 | 43.4% | 2024 |
| Effective Tax Rate (2025) | 1.6000% | 1.6000% | — | 1.6000% | 2025 | 1.6000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$40,777 | $41,293 | ~$37,748 | $44,499 | 2021 | $39,554 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,572,486 | ~$2,572,486 | ~1.5474% | ~$39,806 | +1.2% |
| 2027 | ~$2,602,944 | ~$2,602,944 | ~1.4909% | ~$38,807 | +2.4% |
| 2028 | ~$2,633,763 | ~$2,633,763 | ~1.4344% | ~$37,777 | +3.6% |
| 2029 | ~$2,664,947 | ~$2,664,947 | ~1.3778% | ~$36,719 | +4.8% |
| 2030 | ~$2,696,500 | ~$2,696,500 | ~1.3213% | ~$35,629 | +6.1% |
| 2026 | ~$2,521,638 | ~$2,521,638 | ~1.6039% | ~$40,445 | -0.8% |
| 2027 | ~$2,501,062 | ~$2,501,062 | ~1.6039% | ~$40,115 | -1.6% |
| 2028 | ~$2,480,653 | ~$2,480,653 | ~1.6039% | ~$39,787 | -2.4% |
| 2029 | ~$2,460,411 | ~$2,460,411 | ~1.6039% | ~$39,463 | -3.2% |
| 2030 | ~$2,440,334 | ~$2,440,334 | ~1.6039% | ~$39,141 | -4.0% |
| 2026 | ~$2,623,334 | ~$2,623,334 | ~1.5191% | ~$39,852 | +3.2% |
| 2027 | ~$2,706,860 | ~$2,706,860 | ~1.4344% | ~$38,826 | +6.5% |
| 2028 | ~$2,793,047 | ~$2,793,047 | ~1.3496% | ~$37,694 | +9.9% |
| 2029 | ~$2,881,978 | ~$2,881,978 | ~1.2648% | ~$36,451 | +13.4% |
| 2030 | ~$2,973,740 | ~$2,973,740 | ~1.1800% | ~$35,091 | +17.0% |
In 2025, this property's market value of $2,542,384 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +79% above 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 | $2,542,384 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,537,902 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,424,628 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,431,668 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,425,458 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above median | 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.