3144 BEE CAVE RD TX 78746
| Owner | STOP LOOKING AT ME SWAN LLC & |
|---|---|
| Parcel ID | 0109131203 |
| Short ID | 107770 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 7,167 SF |
| Land SF | 66,516 SF |
| Acres | 1.527 |
| Year Built | 1977 |
| Legal | LOT 6 BLK A TIMBERLINE TERRACE SEC 1 THIRD RESUB OF BLK A |
| Neighborhood | 53SWE |
| Land | $997,742 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $997,742 |
| Improvement | $1,591,936 |
|---|---|
| Total Improvement | $1,591,936 |
| Market | $2,589,678 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,589,678 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,589,678 |
| Taxable Value | $2,589,678 |
|---|
Appreciation: Market value has fallen -12.5% from $2,959,578 (2021) to $2,589,678 (2025), a CAGR of -3.3% 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 $41,536. 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 39% of market value ($997,742 land vs $1,591,936 improvements), about $15/SF of land. Most value sits in the improvements, so building condition, age (~49 yrs), and rent roll drive the underwriting.
Submarket Position: At $2,589,678, 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 -3.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,191,622 by 2030, with an estimated annual tax burden around $28,958. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 11,100 SF | ✗ |
| 1ST | 1st Floor | 7,167 SF | ✓ |
| 501 | CANOPY | 665 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% | $21,551.30 | $21,551.30 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9,733.18 | $9,733.18 | Paid |
| CRO City of Rollingwood | 0.2193% | 0.1796% | 0.1917% | 0.2058% | 0.2020% | -0.0038% | $5,232.16 | $5,232.16 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,056.42 | $3,056.42 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $1,962.98 | $1,962.98 | Paid |
| Combined Rate | 1.8300% | 1.6737% | 1.5585% | 1.6147% | 1.6039% | -0.0108% | $41,536.04 | $41,536.04 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,638,732 | $2,589,678 | +1.9% |
| Assessed Value | $2,638,732 | $2,589,678 | +1.9% |
| Land Value | $997,742 | $997,742 | +0.0% |
| Improvement Value | $1,640,990 | $1,591,936 | +3.1% |
| Taxable Value | $2,638,732 | $2,589,678 | +1.9% |
| Total Tax 2026 = estimate |
~$42,323
Estimated
|
~$41,536
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,195,242 | $2,638,732 | -556,510 (-17.4%) |
| Taxable Value | $3,107,614 | $2,638,732 | -468,882 (-15.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,638,732 | $997,742 | $1,640,990 | — | $2,638,732 | $2,638,732 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,589,678 | $997,742 | $1,591,936 | — | $2,589,678 | $2,589,678 | ~$41,536 | Partial |
| 2024 | $2,984,715 | — | — | −$1,986,973 | $997,742 | $— | $48,441 | Verified |
| 2023 | $2,894,900 | — | — | −$1,897,158 | $997,742 | $— | $46,518 | Verified |
| 2022 | $2,947,291 | — | — | −$1,949,549 | $997,742 | $— | $48,453 | Verified |
| 2021 | $2,959,578 | — | — | −$1,961,836 | $997,742 | $— | $53,935 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +23.4% | +20.0% | 97.3% | Not available | Partial |
| 2025 | -13.7% | -13.7% | ~100% | Not available | Partial |
| 2024 | -7.5% | -7.5% | ~100% | 1.6100% | Verified |
| 2023 | +12.0% | +12.0% | ~100% | 1.4300% | Verified |
| 2022 | -1.8% | -1.8% | ~100% | 1.6700% | Verified |
| 2021 | base year | — | ~100% | 1.8200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -12.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.9% | -2.1% | -3.6% | +3.1% | 2024 | -13.2% | 2025 |
| Assessment Ratio | 100.0% | 55.9% | — | 100.0% | 2025 | 33.4% | 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 |
$41,536 | $47,777 | ~$33,732 | $53,935 | 2021 | $41,536 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,504,666 | ~$2,504,666 | ~1.5474% | ~$38,757 | -3.3% |
| 2027 | ~$2,422,444 | ~$2,422,444 | ~1.4909% | ~$36,116 | -6.5% |
| 2028 | ~$2,342,922 | ~$2,342,922 | ~1.4344% | ~$33,606 | -9.5% |
| 2029 | ~$2,266,010 | ~$2,266,010 | ~1.3778% | ~$31,222 | -12.5% |
| 2030 | ~$2,191,622 | ~$2,191,622 | ~1.3213% | ~$28,958 | -15.4% |
| 2026 | ~$2,460,194 | ~$2,460,194 | ~1.6039% | ~$39,459 | -5.0% |
| 2027 | ~$2,337,184 | ~$2,337,184 | ~1.6039% | ~$37,486 | -9.8% |
| 2028 | ~$2,220,325 | ~$2,220,325 | ~1.6039% | ~$35,612 | -14.3% |
| 2029 | ~$2,109,309 | ~$2,109,309 | ~1.6039% | ~$33,831 | -18.5% |
| 2030 | ~$2,003,843 | ~$2,003,843 | ~1.6039% | ~$32,140 | -22.6% |
| 2026 | ~$2,556,459 | ~$2,556,459 | ~1.5191% | ~$38,836 | -1.3% |
| 2027 | ~$2,523,667 | ~$2,523,667 | ~1.4344% | ~$36,198 | -2.5% |
| 2028 | ~$2,491,295 | ~$2,491,295 | ~1.3496% | ~$33,622 | -3.8% |
| 2029 | ~$2,459,338 | ~$2,459,338 | ~1.2648% | ~$31,106 | -5.0% |
| 2030 | ~$2,427,791 | ~$2,427,791 | ~1.1800% | ~$28,648 | -6.3% |
In 2025, this property's market value of $2,589,678 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +83% 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 | $2,589,678 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,984,715 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,894,900 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,947,291 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $2,959,578 | $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.