4611 BEE CAVE RD TX 78746
| Owner | PADAUK LLC SERIES 1 |
|---|---|
| Parcel ID | 0113190403 |
| Short ID | 113456 |
| Type | Real |
| Use Code | 51 Office Large (>35,000 SF) |
| Valuation | Income |
| Improvement SF | 38,724 SF |
| Land SF | 87,032 SF |
| Acres | 1.998 |
| Year Built | 1986 |
| Legal | LOT 1 LOMA GRACIOSA SUBD AMENDED PLAT OF LOTS 3&4 |
| Neighborhood | 51SWE |
| Land | $1,740,640 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,740,640 |
| Improvement | $3,062,767 |
|---|---|
| Total Improvement | $3,062,767 |
| Market | $4,803,407 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,803,407 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $4,803,407 |
| Taxable Value | $4,803,407 |
|---|
Appreciation: Market value has fallen -35.4% from $7,432,510 (2021) to $4,803,407 (2025), a CAGR of -10.3% 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 $78,673. 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 36% of market value ($1,740,640 land vs $3,062,767 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 $4,803,407, 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 -10.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,783,343 by 2030, with an estimated annual tax burden around $41,108. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 19,800 SF | ✗ |
| 2ND | 2nd Floor | 14,444 SF | ✓ |
| 1ST | 1st Floor | 13,994 SF | ✓ |
| 3RD | 3rd Floor | 10,286 SF | ✓ |
| 581C | STORAGE ATT COMM | 980 SF | ✓ |
| 511 | DECK | 830 SF | ✗ |
| 501 | CANOPY | 408 SF | ✗ |
| 4TH | 4th Floor | 220 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% | $39,973.95 | $39,973.95 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $18,053.37 | $18,053.37 | Paid |
| CWH City of West Lake Hills | 0.0786% | 0.1504% | 0.1786% | 0.1786% | 0.1768% | -0.0018% | $8,491.61 | $8,491.61 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $5,669.13 | $5,669.13 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $3,640.98 | $3,640.98 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $2,843.62 | $2,843.62 | Paid |
| Combined Rate | 1.7666% | 1.7120% | 1.6088% | 1.6489% | 1.6379% | -0.0111% | $78,672.66 | $78,672.66 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,715,553 | $4,803,407 | -1.8% |
| Assessed Value | $4,715,553 | $4,803,407 | -1.8% |
| Land Value | $1,740,640 | $1,740,640 | +0.0% |
| Improvement Value | $2,974,913 | $3,062,767 | -2.9% |
| Taxable Value | $4,715,553 | $4,803,407 | -1.8% |
| Total Tax 2026 = estimate |
~$77,234
Estimated
|
~$78,673
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $5,153,271 | $4,715,553 | -437,718 (-8.5%) |
| Taxable Value | $5,153,271 | $4,715,553 | -437,718 (-8.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,715,553 | $1,740,640 | $2,974,913 | — | $4,715,553 | $4,715,553 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,803,407 | $1,740,640 | $3,062,767 | — | $4,803,407 | $4,803,407 | ~$78,673 | Partial |
| 2024 | $5,442,273 | — | — | −$3,701,633 | $1,740,640 | $— | $95,132 | Verified |
| 2023 | $7,056,500 | — | — | −$5,315,860 | $1,740,640 | $— | $87,558 | Verified |
| 2022 | $7,217,300 | — | — | −$5,476,660 | $1,740,640 | $— | $120,809 | Verified |
| 2021 | $7,432,510 | — | — | −$5,691,870 | $1,740,640 | $— | $127,499 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +7.3% | +7.3% | ~100% | Not available | Partial |
| 2025 | -16.7% | -16.7% | ~100% | Not available | Partial |
| 2024 | +6.0% | +6.0% | ~100% | 1.6500% | Verified |
| 2023 | -22.9% | -22.9% | ~100% | 1.6100% | Verified |
| 2022 | -2.2% | -2.2% | ~100% | 1.7100% | Verified |
| 2021 | base year | — | ~100% | 1.7200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -33.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.8% | -8.3% | -10.0% | -1.8% | 2026 | -22.9% | 2024 |
| Assessment Ratio | 100.0% | 50.7% | — | 100.0% | 2025 | 23.4% | 2021 |
| 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 |
$78,673 | $101,934 | ~$54,247 | $127,499 | 2021 | $78,673 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,306,782 | ~$4,306,782 | ~1.6057% | ~$69,153 | -10.3% |
| 2027 | ~$3,861,503 | ~$3,861,503 | ~1.5735% | ~$60,760 | -19.6% |
| 2028 | ~$3,462,261 | ~$3,462,261 | ~1.5413% | ~$53,364 | -27.9% |
| 2029 | ~$3,104,297 | ~$3,104,297 | ~1.5091% | ~$46,848 | -35.4% |
| 2030 | ~$2,783,343 | ~$2,783,343 | ~1.4769% | ~$41,108 | -42.1% |
| 2026 | ~$4,563,237 | ~$4,563,237 | ~1.6379% | ~$74,739 | -5.0% |
| 2027 | ~$4,335,075 | ~$4,335,075 | ~1.6379% | ~$71,002 | -9.7% |
| 2028 | ~$4,118,321 | ~$4,118,321 | ~1.6379% | ~$67,452 | -14.3% |
| 2029 | ~$3,912,405 | ~$3,912,405 | ~1.6379% | ~$64,079 | -18.5% |
| 2030 | ~$3,716,785 | ~$3,716,785 | ~1.6379% | ~$60,875 | -22.6% |
| 2026 | ~$4,402,850 | ~$4,402,850 | ~1.5896% | ~$69,987 | -8.3% |
| 2027 | ~$4,035,695 | ~$4,035,695 | ~1.5413% | ~$62,202 | -16.0% |
| 2028 | ~$3,699,158 | ~$3,699,158 | ~1.4930% | ~$55,230 | -23.0% |
| 2029 | ~$3,390,684 | ~$3,390,684 | ~1.4448% | ~$48,987 | -29.4% |
| 2030 | ~$3,107,934 | ~$3,107,934 | ~1.3965% | ~$43,402 | -35.3% |
In 2025, this property's market value of $4,803,407 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 3× 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 | $4,803,407 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $5,442,273 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $7,056,500 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $7,217,300 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $7,432,510 | $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.