4609 BEE CAVE RD TX 78746
| Owner | BOGLE FAMILY REALTY LLLP |
|---|---|
| Parcel ID | 0113190420 |
| Short ID | 880851 |
| Type | Real |
| Use Code | 51 Office Large (>35,000 SF) |
| Valuation | Income |
| Improvement SF | 40,821 SF |
| Land SF | 285,680 SF |
| Acres | 6.558 |
| Year Built | 2020 |
| Legal | LOT 5A AMENDED PLAT LOTS 5&6 LOMA GRACIOSA SUBD |
| Neighborhood | 51SWE |
| Land | $1,645,251 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,645,251 |
| Improvement | $5,641,675 |
|---|---|
| Total Improvement | $5,641,675 |
| Market | $7,286,926 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $7,286,926 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $7,286,926 |
| Taxable Value | $7,286,926 |
|---|
Appreciation: Market value has risen +68.9% from $4,314,618 (2021) to $7,286,926 (2025), a CAGR of 14.0% over 4 years. This is strong appreciation — well above typical inflation. 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 outpaced 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 $119,349. 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 23% of market value ($1,645,251 land vs $5,641,675 improvements), about $6/SF of land. Most value sits in the improvements, so building condition, age (~6 yrs), and rent roll drive the underwriting.
Submarket Position: At $7,286,926, 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 +14.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $14,029,651 by 2030, with an estimated annual tax burden around $173,329. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 13,607 SF | ✓ |
| 2ND | 2nd Floor | 13,607 SF | ✓ |
| 3RD | 3rd Floor | 13,607 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% | $60,641.80 | $60,641.80 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $27,387.55 | $27,387.55 | Paid |
| CWH City of West Lake Hills | 0.0786% | 0.1504% | 0.1786% | 0.1786% | 0.1768% | -0.0018% | $12,882.05 | $12,882.05 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $8,600.25 | $8,600.25 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $5,523.49 | $5,523.49 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $4,313.86 | $4,313.86 | Paid |
| Combined Rate | 1.7666% | 1.7120% | 1.6088% | 1.6489% | 1.6379% | -0.0111% | $119,349.00 | $119,349.00 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $6,930,598 | $7,286,926 | -4.9% |
| Assessed Value | $6,930,598 | $7,286,926 | -4.9% |
| Land Value | $1,645,251 | $1,645,251 | +0.0% |
| Improvement Value | $5,285,347 | $5,641,675 | -6.3% |
| Taxable Value | $6,930,598 | $7,286,926 | -4.9% |
| Total Tax 2026 = estimate |
~$113,513
Estimated
|
~$119,349
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $8,092,379 | $6,930,598 | -1,161,781 (-14.4%) |
| Taxable Value | $8,092,379 | $6,930,598 | -1,161,781 (-14.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $6,930,598 | $1,645,251 | $5,285,347 | — | $6,930,598 | $6,930,598 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $7,286,926 | $1,645,251 | $5,641,675 | — | $7,286,926 | $7,286,926 | ~$119,349 | Partial |
| 2024 | $9,665,848 | — | — | −$8,020,597 | $1,645,251 | $— | $147,378 | Verified |
| 2023 | $12,600,295 | — | — | −$10,955,044 | $1,645,251 | $— | $155,509 | Verified |
| 2022 | $11,420,214 | — | — | −$9,774,963 | $1,645,251 | $— | $215,720 | Verified |
| 2021 | $4,314,618 | — | — | −$2,669,367 | $1,645,251 | $— | $201,747 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +11.1% | +11.1% | ~100% | Not available | Partial |
| 2025 | -18.5% | -18.5% | ~100% | Not available | Partial |
| 2024 | -7.5% | -7.5% | ~100% | 1.6500% | Verified |
| 2023 | -23.3% | -23.3% | ~100% | 1.6100% | Verified |
| 2022 | +10.3% | +10.3% | ~100% | 1.7100% | Verified |
| 2021 | base year | — | ~100% | 4.6800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -36.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.9% | +24.4% | +15.2% | +164.7% | 2022 | -24.6% | 2025 |
| Assessment Ratio | 100.0% | 47.1% | — | 100.0% | 2025 | 13.1% | 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 |
$119,349 | $167,941 | ~$150,253 | $215,720 | 2022 | $119,349 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$8,307,012 | ~$8,015,619 | ~1.6057% | ~$128,704 | +14.0% |
| 2027 | ~$9,469,899 | ~$8,817,180 | ~1.5735% | ~$138,737 | +30.0% |
| 2028 | ~$10,795,577 | ~$9,698,899 | ~1.5413% | ~$149,490 | +48.1% |
| 2029 | ~$12,306,835 | ~$10,668,788 | ~1.5091% | ~$161,005 | +68.9% |
| 2030 | ~$14,029,651 | ~$11,735,667 | ~1.4769% | ~$173,329 | +92.5% |
| 2026 | ~$8,161,274 | ~$8,015,619 | ~1.6379% | ~$131,284 | +12.0% |
| 2027 | ~$9,140,534 | ~$8,817,180 | ~1.6379% | ~$144,412 | +25.4% |
| 2028 | ~$10,237,293 | ~$9,698,899 | ~1.6379% | ~$158,854 | +40.5% |
| 2029 | ~$11,465,652 | ~$10,668,788 | ~1.6379% | ~$174,739 | +57.3% |
| 2030 | ~$12,841,399 | ~$11,735,667 | ~1.6379% | ~$192,213 | +76.2% |
| 2026 | ~$8,452,751 | ~$8,015,619 | ~1.5896% | ~$127,415 | +16.0% |
| 2027 | ~$9,805,095 | ~$8,817,180 | ~1.5413% | ~$135,900 | +34.6% |
| 2028 | ~$11,373,798 | ~$9,698,899 | ~1.4930% | ~$144,808 | +56.1% |
| 2029 | ~$13,193,476 | ~$10,668,788 | ~1.4448% | ~$154,138 | +81.1% |
| 2030 | ~$15,304,281 | ~$11,735,667 | ~1.3965% | ~$163,887 | +110.0% |
In 2025, this property's market value of $7,286,926 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 5× 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 | $7,286,926 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $9,665,848 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $12,600,295 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $11,420,214 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $4,314,618 | $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.