2805 BEE CAVE RD TX 78746
| Owner | SHOPS AT MIRA VISTA REGENCY LLC |
|---|---|
| Parcel ID | 0107110716 |
| Short ID | 540882 |
| Type | Real |
| Use Code | 42 Neighborhood Shopping Center |
| Valuation | Income |
| Improvement SF | 72,692 SF |
| Land SF | 320,643 SF |
| Acres | 7.361 |
| Year Built | 2003 |
| Legal | LOTS 1A, 1B & 3A BLK A DELLANA ROLLINGWOOD COMMERCIAL SUBD REPLAT OF LOTS 1&2 |
| Neighborhood | 42SWE |
| Land | $6,412,860 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $6,412,860 |
| Improvement | $16,286,140 |
|---|---|
| Total Improvement | $16,286,140 |
| Market | $22,699,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $22,699,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $22,699,000 |
| Taxable Value | $22,699,000 |
|---|
Appreciation: Market value has fallen -4.6% from $23,800,000 (2021) to $22,699,000 (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 (2021→2022), 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 $364,071. 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 28% of market value ($6,412,860 land vs $16,286,140 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~23 yrs), and rent roll drive the underwriting.
Submarket Position: At $22,699,000, 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 -1.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $21,394,096 by 2030, with an estimated annual tax burden around $282,684. 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.
10 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 148,161 SF | ✗ |
| 491 | SPRINKLER HEADS | 73,168 SF | ✗ |
| 1ST | 1st Floor | 72,692 SF | ✓ |
| 438 | STREETS PRIVATE | 32,234 SF | ✗ |
| 611 | TERRACE | 9,446 SF | ✗ |
| 501 | CANOPY | 5,896 SF | ✗ |
| 327 | STORAGE COMM'L | 390 SF | ✓ |
| 273 | COLDSTG VAULT SM | 180 SF | ✓ |
| 437 | FENCE MASON LF | 45 SF | ✗ |
| 482 | LIGHT POLES | 39 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% | $188,901.08 | $188,901.08 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $85,313.06 | $85,313.06 | Paid |
| CRO City of Rollingwood | 0.2193% | 0.1796% | 0.1917% | 0.2058% | 0.2020% | -0.0038% | $45,860.83 | $45,860.83 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $26,790.04 | $26,790.04 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $17,205.84 | $17,205.84 | Paid |
| Combined Rate | 1.8300% | 1.6737% | 1.5585% | 1.6147% | 1.6039% | -0.0108% | $364,070.85 | $364,070.85 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $23,275,251 | $22,699,000 | +2.5% |
| Assessed Value | $23,275,251 | $22,699,000 | +2.5% |
| Land Value | $6,412,860 | $6,412,860 | +0.0% |
| Improvement Value | $16,862,391 | $16,286,140 | +3.5% |
| Taxable Value | $23,275,251 | $22,699,000 | +2.5% |
| Total Tax 2026 = estimate |
~$373,313
Estimated
|
~$364,071
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $23,275,251 | $23,275,251 | +0 (+0.0%) |
| Taxable Value | $23,275,251 | $23,275,251 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $23,275,251 | $6,412,860 | $16,862,391 | — | $23,275,251 | $23,275,251 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $22,699,000 | $6,412,860 | $16,286,140 | — | $22,699,000 | $22,699,000 | ~$364,071 | Partial |
| 2024 | $23,859,000 | — | — | −$23,214,507 | $644,493 | $— | $385,868 | Verified |
| 2023 | $23,401,000 | — | — | −$22,756,507 | $644,493 | $— | $371,854 | Verified |
| 2022 | $21,892,550 | — | — | −$21,248,057 | $644,493 | $— | $391,668 | Verified |
| 2021 | $23,800,000 | — | — | −$17,387,140 | $6,412,860 | $— | $400,629 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +2.5% | +2.5% | ~100% | Not available | Partial |
| 2025 | -5.0% | -5.0% | ~100% | Not available | Partial |
| 2024 | +0.2% | +0.2% | ~100% | 1.6100% | Verified |
| 2023 | +2.0% | +2.0% | ~100% | 1.5600% | Verified |
| 2022 | +6.9% | +6.9% | ~100% | 1.6700% | Verified |
| 2021 | base year | — | ~100% | 1.6800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +3.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +2.5% | -0.3% | -1.7% | +6.9% | 2023 | -8.0% | 2022 |
| Assessment Ratio | 100.0% | 39.2% | — | 100.0% | 2025 | 2.7% | 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 |
$364,071 | $382,818 | ~$314,558 | $400,629 | 2021 | $364,071 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$22,431,802 | ~$22,431,802 | ~1.5474% | ~$347,107 | -1.2% |
| 2027 | ~$22,167,750 | ~$22,167,750 | ~1.4909% | ~$330,493 | -2.3% |
| 2028 | ~$21,906,805 | ~$21,906,805 | ~1.4344% | ~$314,221 | -3.5% |
| 2029 | ~$21,648,933 | ~$21,648,933 | ~1.3778% | ~$298,287 | -4.6% |
| 2030 | ~$21,394,096 | ~$21,394,096 | ~1.3213% | ~$282,684 | -5.7% |
| 2026 | ~$21,977,822 | ~$21,977,822 | ~1.6039% | ~$352,504 | -3.2% |
| 2027 | ~$21,279,557 | ~$21,279,557 | ~1.6039% | ~$341,304 | -6.3% |
| 2028 | ~$20,603,477 | ~$20,603,477 | ~1.6039% | ~$330,461 | -9.2% |
| 2029 | ~$19,948,877 | ~$19,948,877 | ~1.6039% | ~$319,961 | -12.1% |
| 2030 | ~$19,315,074 | ~$19,315,074 | ~1.6039% | ~$309,796 | -14.9% |
| 2026 | ~$22,885,782 | ~$22,885,782 | ~1.5191% | ~$347,665 | +0.8% |
| 2027 | ~$23,074,101 | ~$23,074,101 | ~1.4344% | ~$330,964 | +1.7% |
| 2028 | ~$23,263,970 | ~$23,263,970 | ~1.3496% | ~$313,965 | +2.5% |
| 2029 | ~$23,455,401 | ~$23,455,401 | ~1.2648% | ~$296,664 | +3.3% |
| 2030 | ~$23,648,408 | ~$23,648,408 | ~1.1800% | ~$279,056 | +4.2% |
In 2025, this property's market value of $22,699,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 16× 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 | $22,699,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $23,859,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $23,401,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $21,892,550 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $23,800,000 | $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.