4407 BEE CAVE RD 6-612 TX 78746
| Owner | FOREAL HOLDINGS LLC |
|---|---|
| Parcel ID | 0113190819 |
| Short ID | 541060 |
| Type | Real |
| Use Code | 26 Large Office Condo |
| Valuation | Income |
| Improvement SF | 5,780 SF |
| Land SF | 25,642 SF |
| Acres | 0.589 |
| Year Built | 2001 |
| Legal | UNT 612 BLD 6 PARK AT EANES CREEK AMENDED THE PLUS 6.23% INTEREST IN COMMON AREA |
| Neighborhood | 26ENS06 |
| Land | $512,840 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $512,840 |
| Improvement | $2,154,749 |
|---|---|
| Total Improvement | $2,154,749 |
| Market | $2,667,589 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,667,589 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,667,589 |
| Taxable Value | $2,667,589 |
|---|
Appreciation: Market value has risen +17.4% from $2,272,000 (2021) to $2,667,589 (2025), a CAGR of 4.1% over 4 years. This represents moderate, steady growth. 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 $43,691. 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 19% of market value ($512,840 land vs $2,154,749 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 $2,667,589, this parcel sits in the upper-middle (50th–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 +4.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,260,297 by 2030, with an estimated annual tax burden around $48,153. 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 |
|---|---|---|---|
| 2ND | 2nd Floor | 5,780 SF | ✓ |
| SO | Sketch Only | 5,229 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% | $22,199.68 | $22,199.68 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $10,026.00 | $10,026.00 | Paid |
| CWH City of West Lake Hills | 0.0786% | 0.1504% | 0.1786% | 0.1786% | 0.1768% | -0.0018% | $4,715.84 | $4,715.84 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,148.37 | $3,148.37 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $2,022.03 | $2,022.03 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $1,579.21 | $1,579.21 | Paid |
| Combined Rate | 1.7666% | 1.7120% | 1.6088% | 1.6489% | 1.6379% | -0.0111% | $43,691.13 | $43,691.13 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,496,857 | $2,667,589 | -6.4% |
| Assessed Value | $2,496,857 | $2,667,589 | -6.4% |
| Land Value | $512,840 | $512,840 | +0.0% |
| Improvement Value | $1,984,017 | $2,154,749 | -7.9% |
| Taxable Value | $2,496,857 | $2,667,589 | -6.4% |
| Total Tax 2026 = estimate |
~$40,895
Estimated
|
~$43,691
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,496,857 | $2,496,857 | +0 (+0.0%) |
| Taxable Value | $2,496,857 | $2,496,857 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,496,857 | $512,840 | $1,984,017 | — | $2,496,857 | $2,496,857 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,667,589 | $512,840 | $2,154,749 | — | $2,667,589 | $2,667,589 | ~$43,691 | Partial |
| 2024 | $2,817,457 | — | — | −$2,304,617 | $512,840 | $— | $41,518 | Verified |
| 2023 | $2,534,181 | — | — | −$2,021,341 | $512,840 | $— | $45,329 | Verified |
| 2022 | $2,418,676 | — | — | −$1,905,836 | $512,840 | $— | $43,386 | Verified |
| 2021 | $2,272,000 | — | — | −$1,759,160 | $512,840 | $— | $42,728 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -6.4% | -6.4% | ~100% | Not available | Partial |
| 2025 | +5.9% | +5.9% | ~100% | Not available | Partial |
| 2024 | -10.6% | -10.6% | ~100% | 1.6500% | Verified |
| 2023 | +11.2% | +11.2% | ~100% | 1.6100% | Verified |
| 2022 | +4.8% | +4.8% | ~100% | 1.7100% | Verified |
| 2021 | base year | — | ~100% | 1.8800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +10.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -6.4% | +2.2% | +5.5% | +11.2% | 2024 | -6.4% | 2026 |
| Assessment Ratio | 100.0% | 47.0% | — | 100.0% | 2025 | 18.2% | 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 |
$43,691 | $43,330 | ~$46,373 | $45,329 | 2023 | $41,518 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,776,813 | ~$2,776,813 | ~1.6057% | ~$44,586 | +4.1% |
| 2027 | ~$2,890,508 | ~$2,890,508 | ~1.5735% | ~$45,482 | +8.4% |
| 2028 | ~$3,008,859 | ~$3,008,859 | ~1.5413% | ~$46,376 | +12.8% |
| 2029 | ~$3,132,056 | ~$3,132,056 | ~1.5091% | ~$47,267 | +17.4% |
| 2030 | ~$3,260,297 | ~$3,260,297 | ~1.4769% | ~$48,153 | +22.2% |
| 2026 | ~$2,723,461 | ~$2,723,461 | ~1.6379% | ~$44,606 | +2.1% |
| 2027 | ~$2,780,503 | ~$2,780,503 | ~1.6379% | ~$45,540 | +4.2% |
| 2028 | ~$2,838,740 | ~$2,838,740 | ~1.6379% | ~$46,494 | +6.4% |
| 2029 | ~$2,898,196 | ~$2,898,196 | ~1.6379% | ~$47,468 | +8.6% |
| 2030 | ~$2,958,898 | ~$2,958,898 | ~1.6379% | ~$48,462 | +10.9% |
| 2026 | ~$2,830,164 | ~$2,830,164 | ~1.5896% | ~$44,988 | +6.1% |
| 2027 | ~$3,002,648 | ~$3,002,648 | ~1.5413% | ~$46,280 | +12.6% |
| 2028 | ~$3,185,643 | ~$3,185,643 | ~1.4930% | ~$47,563 | +19.4% |
| 2029 | ~$3,379,791 | ~$3,379,791 | ~1.4448% | ~$48,830 | +26.7% |
| 2030 | ~$3,585,771 | ~$3,585,771 | ~1.3965% | ~$50,075 | +34.4% |
In 2025, this property's market value of $2,667,589 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +88% 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 | $2,667,589 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,817,457 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,534,181 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,418,676 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,272,000 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above 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.