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 +26.2% from $541,526 (2021) to $683,180 (2025), a CAGR of 6.0% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2022→2023), 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 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 $1,417,484 (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 +6.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $913,440 by 2030, with an estimated annual tax burden around $12,069. 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 | ✗ |
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% | $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 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $600,000 | $683,180 | -12.2% |
| Assessed Value | $600,000 | $683,180 | -12.2% |
| Land Value | $149,780 | $149,780 | +0.0% |
| Improvement Value | $450,220 | $533,400 | -15.6% |
| Taxable Value | $600,000 | $683,180 | -12.2% |
| Total Tax 2026 = estimate |
~$9,623
Estimated
|
~$9,623
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $683,180 | $600,000 | -83,180 (-12.2%) |
| Taxable Value | $683,180 | $600,000 | -83,180 (-12.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $600,000 | $149,780 | $450,220 | — | $600,000 | $600,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $683,180 | $149,780 | $533,400 | — | $683,180 | $683,180 | ~$9,623 | Partial |
| 2024 | $636,000 | — | — | −$486,220 | $149,780 | $— | $10,980 | Verified |
| 2023 | $621,792 | — | — | −$472,012 | $149,780 | $— | $9,912 | Verified |
| 2022 | $460,329 | — | — | −$310,549 | $149,780 | $— | $10,407 | Verified |
| 2021 | $541,526 | — | — | −$391,746 | $149,780 | $— | $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% | 1.5300% | Verified |
| 2023 | +15.5% | +15.5% | ~100% | 1.3800% | Verified |
| 2022 | +35.1% | +35.1% | ~100% | 1.6700% | Verified |
| 2021 | base year | — | ~100% | 1.5600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +48.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -12.2% | +3.5% | +8.9% | +35.1% | 2023 | -15.0% | 2022 |
| Assessment Ratio | 100.0% | 51.3% | — | 100.0% | 2025 | 23.6% | 2024 |
| 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 | ~$11,651 | $10,980 | 2024 | $8,424 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$724,043 | ~$724,043 | ~1.5474% | ~$11,204 | +6.0% |
| 2027 | ~$767,349 | ~$767,349 | ~1.4909% | ~$11,440 | +12.3% |
| 2028 | ~$813,246 | ~$813,246 | ~1.4344% | ~$11,665 | +19.0% |
| 2029 | ~$861,888 | ~$861,888 | ~1.3778% | ~$11,875 | +26.2% |
| 2030 | ~$913,440 | ~$913,440 | ~1.3213% | ~$12,069 | +33.7% |
| 2026 | ~$710,379 | ~$710,379 | ~1.6039% | ~$11,394 | +4.0% |
| 2027 | ~$738,661 | ~$738,661 | ~1.6039% | ~$11,847 | +8.1% |
| 2028 | ~$768,069 | ~$768,069 | ~1.6039% | ~$12,319 | +12.4% |
| 2029 | ~$798,647 | ~$798,647 | ~1.6039% | ~$12,810 | +16.9% |
| 2030 | ~$830,443 | ~$830,443 | ~1.6039% | ~$13,320 | +21.6% |
| 2026 | ~$737,706 | ~$737,706 | ~1.5191% | ~$11,207 | +8.0% |
| 2027 | ~$796,584 | ~$796,584 | ~1.4344% | ~$11,426 | +16.6% |
| 2028 | ~$860,161 | ~$860,161 | ~1.3496% | ~$11,609 | +25.9% |
| 2029 | ~$928,813 | ~$928,813 | ~1.2648% | ~$11,748 | +36.0% |
| 2030 | ~$1,002,944 | ~$1,002,944 | ~1.1800% | ~$11,835 | +46.8% |
In 2025, this property's market value of $683,180 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -52% below 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 | $683,180 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $636,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $621,792 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $460,329 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $541,526 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below 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.