3345 BEE CAVE RD 203 TX 78746
| Owner | BERRY PI LLC |
|---|---|
| Parcel ID | 0109131609 |
| Short ID | 750666 |
| Type | Real |
| Use Code | 23 Small Office Condo |
| Valuation | Income |
| Improvement SF | 1,618 SF |
| Land SF | 6,705 SF |
| Acres | 0.154 |
| Year Built | 1985 |
| Legal | UNT 203 3345 BEE CAVES OFFICE CONDOMINIUMS AMENDED PLUS 5.166 % INT IN COM AREA |
| Neighborhood | 26ENS02 |
| Land | $134,098 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $134,098 |
| Improvement | $373,654 |
|---|---|
| Total Improvement | $373,654 |
| Market | $507,752 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $507,752 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $507,752 |
| Taxable Value | $507,752 |
|---|
Appreciation: Market value has fallen -16.3% from $606,606 (2021) to $507,752 (2025), a CAGR of -4.3% 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 6 taxing entities is 1.6379% in 2025 (-0.0111% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $8,316. Eanes ISD is the largest single contributor, at 50.8% 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 26% of market value ($134,098 land vs $373,654 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~41 yrs), and rent roll drive the underwriting.
Submarket Position: At $507,752, this parcel sits in the bottom quartile (<25th 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 -4.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $406,521 by 2030, with an estimated annual tax burden around $6,004. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,618 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% | $4,225.51 | $4,225.51 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,908.36 | $1,908.36 | Paid |
| CWH City of West Lake Hills | 0.0786% | 0.1504% | 0.1786% | 0.1786% | 0.1768% | -0.0018% | $897.62 | $897.62 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $599.26 | $599.26 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $384.88 | $384.88 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $300.59 | $300.59 | Paid |
| Combined Rate | 1.7666% | 1.7120% | 1.6088% | 1.6489% | 1.6379% | -0.0111% | $8,316.22 | $8,316.22 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $507,752 | $507,752 | +0.0% |
| Assessed Value | $507,752 | $507,752 | +0.0% |
| Land Value | $134,098 | $134,098 | +0.0% |
| Improvement Value | $373,654 | $373,654 | +0.0% |
| Taxable Value | $507,752 | $507,752 | +0.0% |
| Total Tax 2026 = estimate |
~$8,316
Estimated
|
~$8,316
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $545,004 | $507,752 | -37,252 (-6.8%) |
| Taxable Value | $545,004 | $507,752 | -37,252 (-6.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $507,752 | $134,098 | $373,654 | — | $507,752 | $507,752 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $507,752 | $134,098 | $373,654 | — | $507,752 | $507,752 | ~$8,316 | Partial |
| 2024 | $732,354 | — | — | −$598,256 | $134,098 | $— | $8,191 | Verified |
| 2023 | $590,628 | — | — | −$456,530 | $134,098 | $— | $11,782 | Verified |
| 2022 | $592,340 | — | — | −$458,242 | $134,098 | $— | $10,112 | Verified |
| 2021 | $606,606 | — | — | −$472,508 | $134,098 | $— | $10,464 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +7.3% | +7.3% | ~100% | Not available | Partial |
| 2025 | +2.2% | +2.2% | ~100% | Not available | Partial |
| 2024 | -32.2% | -32.2% | ~100% | 1.6500% | Verified |
| 2023 | +24.0% | +24.0% | ~100% | 1.6100% | Verified |
| 2022 | -0.3% | -0.3% | ~100% | 1.7100% | Verified |
| 2021 | base year | — | ~100% | 1.7300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -14.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -1.9% | -4.3% | +24.0% | 2024 | -30.7% | 2025 |
| Assessment Ratio | 100.0% | 47.6% | — | 100.0% | 2025 | 18.3% | 2024 |
| Effective Tax Rate (2025) | 1.6400% | 1.6400% | — | 1.6400% | 2025 | 1.6400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$8,316 | $9,773 | ~$6,875 | $11,782 | 2023 | $8,191 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$485,666 | ~$485,666 | ~1.6057% | ~$7,798 | -4.3% |
| 2027 | ~$464,541 | ~$464,541 | ~1.5735% | ~$7,309 | -8.5% |
| 2028 | ~$444,335 | ~$444,335 | ~1.5413% | ~$6,849 | -12.5% |
| 2029 | ~$425,007 | ~$425,007 | ~1.5091% | ~$6,414 | -16.3% |
| 2030 | ~$406,521 | ~$406,521 | ~1.4769% | ~$6,004 | -19.9% |
| 2026 | ~$482,364 | ~$482,364 | ~1.6379% | ~$7,900 | -5.0% |
| 2027 | ~$458,246 | ~$458,246 | ~1.6379% | ~$7,505 | -9.8% |
| 2028 | ~$435,334 | ~$435,334 | ~1.6379% | ~$7,130 | -14.3% |
| 2029 | ~$413,567 | ~$413,567 | ~1.6379% | ~$6,774 | -18.5% |
| 2030 | ~$392,889 | ~$392,889 | ~1.6379% | ~$6,435 | -22.6% |
| 2026 | ~$495,821 | ~$495,821 | ~1.5896% | ~$7,881 | -2.3% |
| 2027 | ~$484,171 | ~$484,171 | ~1.5413% | ~$7,463 | -4.6% |
| 2028 | ~$472,794 | ~$472,794 | ~1.4930% | ~$7,059 | -6.9% |
| 2029 | ~$461,685 | ~$461,685 | ~1.4448% | ~$6,670 | -9.1% |
| 2030 | ~$450,836 | ~$450,836 | ~1.3965% | ~$6,296 | -11.2% |
In 2025, this property's market value of $507,752 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -64% 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 | $507,752 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $732,354 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $590,628 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $592,340 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $606,606 | $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.