4407 BEE CAVE RD 4-411 TX 78746
| Owner | MUSTIN JAN FORD |
|---|---|
| Parcel ID | 0113190805 |
| Short ID | 541046 |
| Type | Real |
| Use Code | 26 Large Office Condo |
| Valuation | Income |
| Improvement SF | 2,773 SF |
| Land SF | 12,306 SF |
| Acres | 0.283 |
| Year Built | 2001 |
| Legal | UNT 411 BLD 4 PARK AT EANES CREEK AMENDED THE PLUS 2.99% INTEREST IN COMMON AREA |
| Neighborhood | 26ENS06 |
| Land | $246,120 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $246,120 |
| Improvement | $953,208 |
|---|---|
| Total Improvement | $953,208 |
| Market | $1,199,328 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,199,328 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,199,328 |
| Taxable Value | $1,199,328 |
|---|
Appreciation: Market value has risen +6.4% from $1,127,000 (2021) to $1,199,328 (2025), a CAGR of 1.6% 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 $19,643. 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 21% of market value ($246,120 land vs $953,208 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~25 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,199,328, this parcel sits in the lower-middle (25th–50th 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 +1.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,296,300 by 2030, with an estimated annual tax burden around $19,146. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| SO | Sketch Only | 23,124 SF | ✗ |
| 2ND | 2nd Floor | 2,773 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% | $9,980.81 | $9,980.81 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,507.61 | $4,507.61 | Paid |
| CWH City of West Lake Hills | 0.0786% | 0.1504% | 0.1786% | 0.1786% | 0.1768% | -0.0018% | $2,120.21 | $2,120.21 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,415.48 | $1,415.48 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $909.09 | $909.09 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $710.00 | $710.00 | Paid |
| Combined Rate | 1.7666% | 1.7120% | 1.6088% | 1.6489% | 1.6379% | -0.0111% | $19,643.20 | $19,643.20 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,199,328 | $1,199,328 | +0.0% |
| Assessed Value | $1,199,328 | $1,199,328 | +0.0% |
| Land Value | $246,120 | $246,120 | +0.0% |
| Improvement Value | $953,208 | $953,208 | +0.0% |
| Taxable Value | $1,199,328 | $1,199,328 | +0.0% |
| Total Tax 2026 = estimate |
~$19,643
Estimated
|
~$19,643
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,246,555 | $1,199,328 | -47,227 (-3.8%) |
| Taxable Value | $1,246,555 | $1,199,328 | -47,227 (-3.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,199,328 | $246,120 | $953,208 | — | $1,199,328 | $1,199,328 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,199,328 | $246,120 | $953,208 | — | $1,199,328 | $1,199,328 | ~$19,643 | Partial |
| 2024 | $1,323,702 | — | — | −$1,077,582 | $246,120 | $— | $19,278 | Verified |
| 2023 | $1,190,500 | — | — | −$944,380 | $246,120 | $— | $21,296 | Verified |
| 2022 | $1,177,000 | — | — | −$930,880 | $246,120 | $— | $20,382 | Verified |
| 2021 | $1,127,000 | — | — | −$880,880 | $246,120 | $— | $20,793 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.9% | +3.9% | ~100% | Not available | Partial |
| 2025 | +2.6% | +2.6% | ~100% | Not available | Partial |
| 2024 | -11.7% | -11.7% | ~100% | 1.6500% | Verified |
| 2023 | +11.2% | +11.2% | ~100% | 1.6100% | Verified |
| 2022 | +1.1% | +1.1% | ~100% | 1.7100% | Verified |
| 2021 | base year | — | ~100% | 1.8500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +1.5% | +1.6% | +11.2% | 2024 | -9.4% | 2025 |
| Assessment Ratio | 100.0% | 47.0% | — | 100.0% | 2025 | 18.6% | 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 |
$19,643 | $20,278 | ~$19,360 | $21,296 | 2023 | $19,278 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,218,124 | ~$1,218,124 | ~1.6057% | ~$19,559 | +1.6% |
| 2027 | ~$1,237,215 | ~$1,237,215 | ~1.5735% | ~$19,467 | +3.2% |
| 2028 | ~$1,256,604 | ~$1,256,604 | ~1.5413% | ~$19,368 | +4.8% |
| 2029 | ~$1,276,298 | ~$1,276,298 | ~1.5091% | ~$19,261 | +6.4% |
| 2030 | ~$1,296,300 | ~$1,296,300 | ~1.4769% | ~$19,146 | +8.1% |
| 2026 | ~$1,194,137 | ~$1,194,137 | ~1.6379% | ~$19,558 | -0.4% |
| 2027 | ~$1,188,969 | ~$1,188,969 | ~1.6379% | ~$19,474 | -0.9% |
| 2028 | ~$1,183,824 | ~$1,183,824 | ~1.6379% | ~$19,389 | -1.3% |
| 2029 | ~$1,178,700 | ~$1,178,700 | ~1.6379% | ~$19,305 | -1.7% |
| 2030 | ~$1,173,599 | ~$1,173,599 | ~1.6379% | ~$19,222 | -2.1% |
| 2026 | ~$1,242,111 | ~$1,242,111 | ~1.5896% | ~$19,744 | +3.6% |
| 2027 | ~$1,286,419 | ~$1,286,419 | ~1.5413% | ~$19,828 | +7.3% |
| 2028 | ~$1,332,308 | ~$1,332,308 | ~1.4930% | ~$19,892 | +11.1% |
| 2029 | ~$1,379,835 | ~$1,379,835 | ~1.4448% | ~$19,935 | +15.1% |
| 2030 | ~$1,429,056 | ~$1,429,056 | ~1.3965% | ~$19,957 | +19.2% |
In 2025, this property's market value of $1,199,328 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -15% 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 | $1,199,328 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,323,702 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,190,500 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,177,000 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,127,000 | $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.