3811 BEE CAVE RD TX 78746
| Owner | FPFII WESTLAKE LLC |
|---|---|
| Parcel ID | 0111150917 |
| Short ID | 783368 |
| Type | Real |
| Use Code | 52 Office Medium (10–35,000 SF) |
| Valuation | Income |
| Improvement SF | 24,228 SF |
| Land SF | 67,605 SF |
| Acres | 1.552 |
| Year Built | 1986 |
| Legal | LOT 2A BEE CAVE CORNERS REPLAT OF LOT 2 |
| Neighborhood | 52SWE |
| Land | $1,352,102 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,352,102 |
| Improvement | $2,857,847 |
|---|---|
| Total Improvement | $2,857,847 |
| Market | $4,209,949 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,209,949 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $4,209,949 |
| Taxable Value | $4,209,949 |
|---|
Appreciation: Market value has fallen -23.3% from $5,489,299 (2021) to $4,209,949 (2025), a CAGR of -6.4% 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 6 taxing entities is 1.6379% in 2025 (-0.0111% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $68,953. 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 32% of market value ($1,352,102 land vs $2,857,847 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~40 yrs), and rent roll drive the underwriting.
Submarket Position: At $4,209,949, 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 -6.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,021,529 by 2030, with an estimated annual tax burden around $44,626. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 44,140 SF | ✗ |
| 1ST | 1st Floor | 12,429 SF | ✓ |
| 2ND | 2nd Floor | 11,799 SF | ✓ |
| 501 | CANOPY | 1,774 SF | ✗ |
| SO | Sketch Only | 380 SF | ✗ |
| 611 | TERRACE | 162 SF | ✗ |
| 482 | LIGHT POLES | 12 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% | $35,035.20 | $35,035.20 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $15,822.88 | $15,822.88 | Paid |
| CWH City of West Lake Hills | 0.0786% | 0.1504% | 0.1786% | 0.1786% | 0.1768% | -0.0018% | $7,442.47 | $7,442.47 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,968.71 | $4,968.71 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $3,191.14 | $3,191.14 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $2,492.29 | $2,492.29 | Paid |
| Combined Rate | 1.7666% | 1.7120% | 1.6088% | 1.6489% | 1.6379% | -0.0111% | $68,952.69 | $68,952.69 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,209,949 | $4,209,949 | +0.0% |
| Assessed Value | $4,209,949 | $4,209,949 | +0.0% |
| Land Value | $1,352,102 | $1,352,102 | +0.0% |
| Improvement Value | $2,857,847 | $2,857,847 | +0.0% |
| Taxable Value | $4,209,949 | $4,209,949 | +0.0% |
| Total Tax 2026 = estimate |
~$68,953
Estimated
|
~$68,953
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,232,366 | $4,209,949 | -22,417 (-0.5%) |
| Taxable Value | $4,232,366 | $4,209,949 | -22,417 (-0.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,209,949 | $1,352,102 | $2,857,847 | — | $4,209,949 | $4,209,949 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,209,949 | $1,352,102 | $2,857,847 | — | $4,209,949 | $4,209,949 | ~$68,953 | Partial |
| 2024 | $5,147,644 | — | — | −$3,795,542 | $1,352,102 | $— | $76,037 | Verified |
| 2023 | $6,535,552 | — | — | −$5,183,450 | $1,352,102 | $— | $82,818 | Verified |
| 2022 | $5,939,214 | — | — | −$4,587,112 | $1,352,102 | $— | $111,890 | Verified |
| 2021 | $5,489,299 | — | — | −$4,137,197 | $1,352,102 | $— | $104,921 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.5% | +0.5% | ~100% | Not available | Partial |
| 2025 | -8.7% | -8.7% | ~100% | Not available | Partial |
| 2024 | -10.4% | -10.4% | ~100% | 1.6500% | Verified |
| 2023 | -21.2% | -21.2% | ~100% | 1.6100% | Verified |
| 2022 | +10.0% | +10.0% | ~100% | 1.7100% | Verified |
| 2021 | base year | — | ~100% | 1.9100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -29.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -4.2% | -6.4% | +10.0% | 2023 | -21.2% | 2024 |
| Assessment Ratio | 100.0% | 49.1% | — | 100.0% | 2025 | 20.7% | 2023 |
| 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 |
$68,953 | $88,924 | ~$53,560 | $111,890 | 2022 | $68,953 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,939,733 | ~$3,939,733 | ~1.6057% | ~$63,259 | -6.4% |
| 2027 | ~$3,686,861 | ~$3,686,861 | ~1.5735% | ~$58,012 | -12.4% |
| 2028 | ~$3,450,220 | ~$3,450,220 | ~1.5413% | ~$53,178 | -18.0% |
| 2029 | ~$3,228,768 | ~$3,228,768 | ~1.5091% | ~$48,726 | -23.3% |
| 2030 | ~$3,021,529 | ~$3,021,529 | ~1.4769% | ~$44,626 | -28.2% |
| 2026 | ~$3,999,452 | ~$3,999,452 | ~1.6379% | ~$65,505 | -5.0% |
| 2027 | ~$3,799,479 | ~$3,799,479 | ~1.6379% | ~$62,230 | -9.7% |
| 2028 | ~$3,609,505 | ~$3,609,505 | ~1.6379% | ~$59,118 | -14.3% |
| 2029 | ~$3,429,030 | ~$3,429,030 | ~1.6379% | ~$56,162 | -18.5% |
| 2030 | ~$3,257,578 | ~$3,257,578 | ~1.6379% | ~$53,354 | -22.6% |
| 2026 | ~$4,023,932 | ~$4,023,932 | ~1.5896% | ~$63,964 | -4.4% |
| 2027 | ~$3,846,135 | ~$3,846,135 | ~1.5413% | ~$59,281 | -8.6% |
| 2028 | ~$3,676,193 | ~$3,676,193 | ~1.4930% | ~$54,887 | -12.7% |
| 2029 | ~$3,513,760 | ~$3,513,760 | ~1.4448% | ~$50,765 | -16.5% |
| 2030 | ~$3,358,505 | ~$3,358,505 | ~1.3965% | ~$46,901 | -20.2% |
In 2025, this property's market value of $4,209,949 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +197% 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 | $4,209,949 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $5,147,644 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $6,535,552 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $5,939,214 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $5,489,299 | $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.