4407 BEE CAVE RD 121 TX 78746
| Owner | REVERSE GRAVITY INVESTMENTS LP |
|---|---|
| Parcel ID | 0113190822 |
| Short ID | 541063 |
| Type | Real |
| Use Code | 26 Large Office Condo |
| Valuation | Income |
| Improvement SF | 2,547 SF |
| Land SF | 11,290 SF |
| Acres | 0.259 |
| Year Built | 2001 |
| Legal | UNT 121 BLD 1 PARK AT EANES CREEK AMENDED THE PLUS 2.743% INT IN COM AREA |
| Neighborhood | 26ENS06 |
| Land | $225,800 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $225,800 |
| Improvement | $1,017,311 |
|---|---|
| Total Improvement | $1,017,311 |
| Market | $1,243,111 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,243,111 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,243,111 |
| Taxable Value | $1,243,111 |
|---|
Appreciation: Market value has risen +9.5% from $1,135,524 (2021) to $1,243,111 (2025), a CAGR of 2.3% 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 $20,360. 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 18% of market value ($225,800 land vs $1,017,311 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 $1,243,111, 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 +2.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,392,041 by 2030, with an estimated annual tax burden around $20,560. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 3RD | 3rd Floor | 2,547 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% | $10,345.17 | $10,345.17 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,672.17 | $4,672.17 | Paid |
| CWH City of West Lake Hills | 0.0786% | 0.1504% | 0.1786% | 0.1786% | 0.1768% | -0.0018% | $2,197.61 | $2,197.61 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,467.16 | $1,467.16 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $942.28 | $942.28 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $735.92 | $735.92 | Paid |
| Combined Rate | 1.7666% | 1.7120% | 1.6088% | 1.6489% | 1.6379% | -0.0111% | $20,360.31 | $20,360.31 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,162,539 | $1,243,111 | -6.5% |
| Assessed Value | $1,162,539 | $1,243,111 | -6.5% |
| Land Value | $225,800 | $225,800 | +0.0% |
| Improvement Value | $936,739 | $1,017,311 | -7.9% |
| Taxable Value | $1,162,539 | $1,243,111 | -6.5% |
| Total Tax 2026 = estimate |
~$19,041
Estimated
|
~$20,360
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,162,539 | $1,162,539 | +0 (+0.0%) |
| Taxable Value | $1,162,539 | $1,162,539 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,162,539 | $225,800 | $936,739 | — | $1,162,539 | $1,162,539 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,243,111 | $225,800 | $1,017,311 | — | $1,243,111 | $1,243,111 | ~$20,360 | Partial |
| 2024 | $1,313,864 | — | — | −$1,088,064 | $225,800 | $— | $19,332 | Verified |
| 2023 | $1,180,182 | — | — | −$954,382 | $225,800 | $— | $21,138 | Verified |
| 2022 | $1,117,061 | — | — | −$891,261 | $225,800 | $— | $20,205 | Verified |
| 2021 | $1,135,524 | — | — | −$909,724 | $225,800 | $— | $19,734 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -6.5% | -6.5% | ~100% | Not available | Partial |
| 2025 | +6.0% | +6.0% | ~100% | Not available | Partial |
| 2024 | -10.8% | -10.8% | ~100% | 1.6500% | Verified |
| 2023 | +11.3% | +11.3% | ~100% | 1.6100% | Verified |
| 2022 | +5.7% | +5.7% | ~100% | 1.7100% | Verified |
| 2021 | base year | — | ~100% | 1.7400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +11.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -6.5% | +0.7% | +3.7% | +11.3% | 2024 | -6.5% | 2026 |
| Assessment Ratio | 100.0% | 46.1% | — | 100.0% | 2025 | 17.2% | 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 |
$20,360 | $20,154 | ~$20,497 | $21,138 | 2023 | $19,332 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,271,564 | ~$1,271,564 | ~1.6057% | ~$20,417 | +2.3% |
| 2027 | ~$1,300,669 | ~$1,300,669 | ~1.5735% | ~$20,466 | +4.6% |
| 2028 | ~$1,330,439 | ~$1,330,439 | ~1.5413% | ~$20,506 | +7.0% |
| 2029 | ~$1,360,891 | ~$1,360,891 | ~1.5091% | ~$20,538 | +9.5% |
| 2030 | ~$1,392,041 | ~$1,392,041 | ~1.4769% | ~$20,560 | +12.0% |
| 2026 | ~$1,246,702 | ~$1,246,702 | ~1.6379% | ~$20,419 | +0.3% |
| 2027 | ~$1,250,303 | ~$1,250,303 | ~1.6379% | ~$20,478 | +0.6% |
| 2028 | ~$1,253,915 | ~$1,253,915 | ~1.6379% | ~$20,537 | +0.9% |
| 2029 | ~$1,257,537 | ~$1,257,537 | ~1.6379% | ~$20,597 | +1.2% |
| 2030 | ~$1,261,170 | ~$1,261,170 | ~1.6379% | ~$20,656 | +1.5% |
| 2026 | ~$1,296,426 | ~$1,296,426 | ~1.5896% | ~$20,608 | +4.3% |
| 2027 | ~$1,352,029 | ~$1,352,029 | ~1.5413% | ~$20,839 | +8.8% |
| 2028 | ~$1,410,015 | ~$1,410,015 | ~1.4930% | ~$21,052 | +13.4% |
| 2029 | ~$1,470,489 | ~$1,470,489 | ~1.4448% | ~$21,245 | +18.3% |
| 2030 | ~$1,533,557 | ~$1,533,557 | ~1.3965% | ~$21,416 | +23.4% |
In 2025, this property's market value of $1,243,111 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -12% 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 | $1,243,111 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,313,864 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,180,182 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,117,061 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,135,524 | $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.