5524 BEE CAVE RD A-1 78746
| Owner | QUESO PROPERTIES WESTLAND LLC |
|---|---|
| Parcel ID | 0115210309 |
| Short ID | 115141 |
| Type | Real |
| Use Code | 23 Small Office Condo |
| Valuation | Income |
| Improvement SF | 944 SF |
| Land SF | 307,492 SF |
| Acres | 7.059 |
| Year Built | 1975 |
| Legal | UNT 1 BLD A WESTLAND OFFICE PARK AMENDED PLUS 2.05% INTEREST IN COMMON AREA |
| Neighborhood | ENS02 |
| Land | $6,149,924 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $6,149,924 |
| Improvement | $7,605,103 |
|---|---|
| Total Improvement | $7,605,103 |
| Market | $13,755,027 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $13,755,027 |
| Value Limitation Adjustment (−) (homestead cap) | −$6,478 |
| Net Appraised (assessed) | $13,748,549 |
| Exemptions (−) | −$2,214,298 |
|---|---|
| Taxable Value | $11,534,251 |
Appreciation: Market value has risen +19.3% from $11,525,841 (2021) to $13,755,027 (2025), a CAGR of 4.5% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2022→2023), 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 $188,914. Eanes ISD is the largest single contributor, at 50.8% of the total 2025 levy.
Assessment Gap: Assessed value ($13,748,549) is $6,478 below market value, suggesting potential for an upward assessment in future years.
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 45% of market value ($6,149,924 land vs $7,605,103 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~51 yrs), and rent roll drive the underwriting.
Submarket Position: At $13,755,027, 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 +4.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $17,157,242 by 2030, with an estimated annual tax burden around $253,402. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 944 SF | ✓ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 115141 | MTSHOBERG LLC | 5524 BEE CAVE RD A-1 78746 | $306,437 | $306,437 | $306,437 |
| 115142 | BRACE & VALENZA LLC | 5524 BEE CAVE RD B-1 78746 | $528,694 | $528,694 | $528,694 |
| 115143 | VICTORIA SQUARE VENTURE | 5524 BEE CAVE RD C-1 78746 | $1,087,992 | $1,087,992 | $1,087,992 |
| 115144 | VICTORIA SQUARE VENTURE | 5524 BEE CAVE RD D-1 78746 | $231,986 | $231,986 | $231,986 |
| 115145 | QUESO PROPERTIES WESTLAND LLC | 5524 BEE CAVE RD E-1 78746 | $774,230 | $774,230 | $774,230 |
| 115146 | QUESO PROPERTIES WESTLAND LLC | 5524 BEE CAVE RD F-2 78746 | $275,630 | $275,630 | $275,630 |
| 115147 | MATTHEWS JERRY B & | 5524 BEE CAVE RD G-1 78746 | $780,068 | $780,068 | $780,068 |
| 115148 | FAMILY & CONSUMER SCIENCES TEACHERS ASSOC OF TX | 5524 BEE CAVE RD H-1 78746 | $277,230 | $277,230 | $277,230 |
| 115149 | DENNISON ROBERT A III & AUDREY N | 5524 BEE CAVE RD I-1 78746 | $206,681 | $206,681 | $206,681 |
| 115150 | CLC HOMEBUILDERS LLC | 5524 BEE CAVE RD J-1 78746 | $143,758 | $143,758 | $143,758 |
| 115151 | 5524 K1 LLC | 5524 BEE CAVE RD K-1 78746 | $308,010 | $308,010 | $308,010 |
| 115152 | KID THIRTY THREE LLC | 5524 BEE CAVE RD L-1 78746 | $1,577,312 | $1,577,312 | $1,577,312 |
| 115153 | WESTLAKE UNITED METHODIST CHURCH | 5524 BEE CAVE RD M-1 78746 | $2,203,753 | $2,203,753 | $0 |
| 115155 | DAWN LISA | 5524 BEE CAVE RD 78746 | $302,866 | $302,866 | $302,866 |
| 115158 | WILDE CUSTOM HOMES INC | 5524 BEE CAVE RD 78746 | $275,500 | $275,500 | $275,500 |
| 115159 | WILHELM & WILHELM | 5524 BEE CAVE RD 78746 | $286,991 | $286,991 | $286,991 |
| 115164 | QUESO PROPERTIES WESTLAND LLC | 5524 BEE CAVE RD 78746 | $209,875 | $209,875 | $209,875 |
| 115166 | MIERTSCHIN JAMES D | 5524 BEE CAVE RD 78746 | $231,986 | $231,986 | $231,986 |
| 115175 | FAMILY AND CONSUMER SCIENCES TEACHERS | 5524 BEE CAVE RD 78746 | $277,230 | $277,230 | $277,230 |
| 115176 | BESSE & CASSANO REVOCABLE | 5524 BEE CAVE RD 78746 | $206,681 | $206,681 | $206,681 |
| 115177 | AUSTIN RESIDENTIAL REALTY LLC | 5524 BEE CAVE RD 78746 | $206,681 | $206,681 | $206,681 |
| 115178 | AHSANULLAH ASHRAF TARIQ & | 5524 BEE CAVE RD 78746 | $228,456 | $228,456 | $228,456 |
| 115179 | CLC HOMEBUILDERS LLC | 5524 BEE CAVE RD 78746 | $143,758 | $143,758 | $143,758 |
| 115180 | BALLARD SHANNON | 5524 BEE CAVE RD 78746 | $143,752 | $143,752 | $143,752 |
| 115182 | PRICE TIMOTHY M | 5524 BEE CAVE RD 78746 | $143,758 | $143,758 | $143,758 |
| 115183 | BOK CHOY STUDIOS LLC | 5524 BEE CAVE RD 78746 | $143,758 | $143,758 | $143,758 |
| 115184 | M & D VIGIL LP | 5524 BEE CAVE RD 78746 | $143,758 | $143,758 | $143,758 |
| 115185 | 308 INVESTMENTS LP | 5524 BEE CAVE RD 78746 | $132,947 | $132,947 | $132,947 |
| 115186 | BOK CHOY STUDIOS LLC | 5524 BEE CAVE RD 78746 | $151,048 | $151,048 | $151,048 |
| 115188 | FINDLAY GAIL W | 5524 BEE CAVE RD 78746 | $151,050 | $151,050 | $151,050 |
| 115189 | FINDLAY GAIL W | 5524 BEE CAVE RD 78746 | $151,050 | $151,050 | $151,050 |
| 115190 | MATTHEWS JERRY B & | 5524 BEE CAVE RD 78746 | $275,774 | $275,774 | $275,774 |
| 115192 | BOK CHOY STUDIOS LLC | 5524 BEE CAVE RD 78746 | $616,019 | $616,019 | $616,019 |
| 455203 | SUTTON SARAH LENOWITZ | 5524 BEE CAVE RD 78746 | $151,048 | $151,048 | $151,048 |
| 724160 | BRE ATX LLC - 5524 BCR 4J SERIES | 5524 BEE CAVE RD 4 78746 | $143,752 | $143,752 | $143,752 |
| 962842 | QUESO PROPERTIES WESTLAND LLC | BEE CAVE RD F-1 78746 | $277,197 | $277,197 | $277,197 |
Market value changed by 85% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $94,995.06 | $94,995.06 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $42,902.45 | $42,902.45 | Paid |
| CWH City of West Lake Hills | 0.0786% | 0.1504% | 0.1786% | 0.1786% | 0.1768% | -0.0018% | $20,179.68 | $20,179.68 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $13,472.23 | $13,472.23 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $8,652.52 | $8,652.52 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $6,757.67 | $6,757.67 | Paid |
| Combined Rate | 1.7666% | 1.7120% | 1.6088% | 1.6489% | 1.6379% | -0.0111% | $186,959.61 | $186,959.61 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $13,696,716 | $13,755,027 | -0.4% |
| Assessed Value | $13,696,716 | $13,748,549 | -0.4% |
| Land Value | $6,149,924 | $6,149,924 | +0.0% |
| Improvement Value | $7,546,792 | $7,605,103 | -0.8% |
| Taxable Value | $11,492,963 | $11,534,251 | -0.4% |
| Exemptions | — | E | |
| Total Tax 2026 = estimate |
~$188,238
Estimated
|
~$186,960
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $14,370,640 | $13,696,716 | -673,924 (-4.7%) |
| Taxable Value | $12,166,887 | $11,492,963 | -673,924 (-5.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $13,696,716 | $6,149,924 | $7,546,792 | — | $13,696,716 | $11,492,963 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $13,755,027 | $6,149,924 | $7,605,103 | −$6,478 | $13,748,549 | $11,534,251 | ~$186,960 | Partial |
| 2024 | $13,842,210 | — | — | −$8,705,915 | $5,136,295 | $— | $184,512 | Verified |
| 2023 | $12,458,357 | — | — | −$7,322,062 | $5,136,295 | $— | $185,679 | Verified |
| 2022 | $10,470,736 | — | — | −$5,334,441 | $5,136,295 | $— | $179,460 | Verified |
| 2021 | $11,525,841 | — | — | −$6,388,952 | $5,136,889 | $— | $184,974 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +10.5% | +10.5% | ~100% | Not available | Partial |
| 2025 | +0.9% | +0.9% | ~100% | Not available | Partial |
| 2024 | -5.0% | -5.0% | ~100% | 1.3800% | Verified |
| 2023 | +6.3% | +6.3% | ~100% | 1.3200% | Verified |
| 2022 | -84.7% ! | -84.7% | ~100% | 1.4400% | Verified |
| 2021 | base year | — | ~100% | 1.6000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -84.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -0.4% | +4.0% | +4.6% | +19.0% | 2023 | -9.2% | 2022 |
| Assessment Ratio | 100.0% | 62.0% | — | 100.0% | 2025 | 37.1% | 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 |
$186,960 | $184,317 | ~$242,096 | $186,960 | 2025 | $179,460 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$14,376,682 | ~$14,376,682 | ~1.6057% | ~$230,842 | +4.5% |
| 2027 | ~$15,026,432 | ~$15,026,432 | ~1.5735% | ~$236,439 | +9.2% |
| 2028 | ~$15,705,547 | ~$15,705,547 | ~1.5413% | ~$242,070 | +14.2% |
| 2029 | ~$16,415,355 | ~$16,415,355 | ~1.5091% | ~$247,728 | +19.3% |
| 2030 | ~$17,157,242 | ~$17,157,242 | ~1.4769% | ~$253,402 | +24.7% |
| 2026 | ~$14,101,581 | ~$14,101,581 | ~1.6379% | ~$230,963 | +2.5% |
| 2027 | ~$14,456,866 | ~$14,456,866 | ~1.6379% | ~$236,782 | +5.1% |
| 2028 | ~$14,821,103 | ~$14,821,103 | ~1.6379% | ~$242,748 | +7.8% |
| 2029 | ~$15,194,516 | ~$15,194,516 | ~1.6379% | ~$248,864 | +10.5% |
| 2030 | ~$15,577,338 | ~$15,577,338 | ~1.6379% | ~$255,134 | +13.2% |
| 2026 | ~$14,651,782 | ~$14,651,782 | ~1.5896% | ~$232,902 | +6.5% |
| 2027 | ~$15,607,001 | ~$15,607,001 | ~1.5413% | ~$240,551 | +13.5% |
| 2028 | ~$16,624,495 | ~$16,624,495 | ~1.4930% | ~$248,209 | +20.9% |
| 2029 | ~$17,708,324 | ~$17,708,324 | ~1.4448% | ~$255,843 | +28.7% |
| 2030 | ~$18,862,813 | ~$18,862,813 | ~1.3965% | ~$263,417 | +37.1% |
In 2025, this property's market value of $13,755,027 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 10× 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 | $13,755,027 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $13,842,210 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $12,458,357 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $10,470,736 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $11,525,841 | $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.