5450 BEE CAVE RD 9 TX 78746
| Owner | LEWIS PAUL A |
|---|---|
| Parcel ID | 0115210409 |
| Short ID | 115203 |
| Type | Real |
| Use Code | 23 Small Office Condo |
| Valuation | Income |
| Improvement SF | 1,000 SF |
| Land SF | 5,820 SF |
| Acres | 0.134 |
| Year Built | 1980 |
| Legal | UNT 9&10 BLD B RED BUD OFFICE PARK PLUS 6.778% INT IN COMMON AREA |
| Neighborhood | 23ENS03 |
| Land | $116,400 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $116,400 |
| Improvement | $236,949 |
|---|---|
| Total Improvement | $236,949 |
| Market | $353,349 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $353,349 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $353,349 |
| Taxable Value | $353,349 |
|---|
Appreciation: Market value has risen +63.9% from $215,600 (2021) to $353,349 (2025), a CAGR of 13.1% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $5,787. 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 33% of market value ($116,400 land vs $236,949 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~46 yrs), and rent roll drive the underwriting.
Submarket Position: At $353,349, this parcel sits in the bottom quartile (<25th 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 +13.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $655,236 by 2030, with an estimated annual tax burden around $8,405. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,000 SF | ✓ |
| 591 | MASONRY TRIM SF | 295 SF | ✗ |
| 501 | CANOPY | 60 SF | ✗ |
| 511 | DECK | 60 SF | ✗ |
| 091 | HVAC COMMRCL TON | 2 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% | $2,705.32 | $2,705.32 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,221.80 | $1,221.80 | Paid |
| CWH City of West Lake Hills | 0.0786% | 0.1504% | 0.1786% | 0.1786% | 0.1768% | -0.0018% | $574.69 | $574.69 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $383.67 | $383.67 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $246.41 | $246.41 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $192.45 | $192.45 | Paid |
| Combined Rate | 1.7666% | 1.7120% | 1.6088% | 1.6489% | 1.6379% | -0.0111% | $5,324.34 | $5,324.34 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $325,081 | $353,349 | -8.0% |
| Assessed Value | $325,081 | $353,349 | -8.0% |
| Land Value | $116,400 | $116,400 | +0.0% |
| Improvement Value | $208,681 | $236,949 | -11.9% |
| Taxable Value | $325,081 | $353,349 | -8.0% |
| Total Tax 2026 = estimate |
~$5,324
Estimated
|
~$5,324
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $352,615 | $325,081 | -27,534 (-7.8%) |
| Taxable Value | $352,615 | $325,081 | -27,534 (-7.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $325,081 | $116,400 | $208,681 | — | $325,081 | $325,081 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $353,349 | $116,400 | $236,949 | — | $353,349 | $353,349 | ~$5,324 | Partial |
| 2024 | $273,142 | — | — | −$156,742 | $116,400 | $— | $5,392 | Verified |
| 2023 | $249,494 | — | — | −$133,094 | $116,400 | $— | $4,394 | Verified |
| 2022 | $249,728 | — | — | −$133,328 | $116,400 | $— | $4,271 | Verified |
| 2021 | $215,600 | — | — | −$99,200 | $116,400 | $— | $4,412 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -0.2% | -0.2% | ~100% | Not available | Partial |
| 2025 | +8.1% | +8.1% | ~100% | Not available | Partial |
| 2024 | +19.7% | +19.7% | ~100% | 1.6500% | Verified |
| 2023 | +9.5% | +9.5% | ~100% | 1.6100% | Verified |
| 2022 | -0.1% | -0.1% | ~100% | 1.7100% | Verified |
| 2021 | base year | — | ~100% | 2.0500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +41.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -8.0% | +9.3% | +15.1% | +29.4% | 2025 | -8.0% | 2026 |
| Assessment Ratio | 100.0% | 65.0% | — | 100.0% | 2025 | 42.6% | 2024 |
| Effective Tax Rate (2025) | 1.5100% | 1.5100% | — | 1.5100% | 2025 | 1.5100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,324 | $4,759 | ~$7,286 | $5,392 | 2024 | $4,271 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$399,800 | ~$388,684 | ~1.6057% | ~$6,241 | +13.1% |
| 2027 | ~$452,357 | ~$427,552 | ~1.5735% | ~$6,727 | +28.0% |
| 2028 | ~$511,823 | ~$470,308 | ~1.5413% | ~$7,249 | +44.8% |
| 2029 | ~$579,107 | ~$517,338 | ~1.5091% | ~$7,807 | +63.9% |
| 2030 | ~$655,236 | ~$569,072 | ~1.4769% | ~$8,405 | +85.4% |
| 2026 | ~$392,733 | ~$388,684 | ~1.6379% | ~$6,366 | +11.1% |
| 2027 | ~$436,506 | ~$427,552 | ~1.6379% | ~$7,003 | +23.5% |
| 2028 | ~$485,159 | ~$470,308 | ~1.6379% | ~$7,703 | +37.3% |
| 2029 | ~$539,234 | ~$517,338 | ~1.6379% | ~$8,473 | +52.6% |
| 2030 | ~$599,337 | ~$569,072 | ~1.6379% | ~$9,321 | +69.6% |
| 2026 | ~$406,867 | ~$388,684 | ~1.5896% | ~$6,178 | +15.1% |
| 2027 | ~$468,490 | ~$427,552 | ~1.5413% | ~$6,590 | +32.6% |
| 2028 | ~$539,447 | ~$470,308 | ~1.4930% | ~$7,022 | +52.7% |
| 2029 | ~$621,152 | ~$517,338 | ~1.4448% | ~$7,474 | +75.8% |
| 2030 | ~$715,231 | ~$569,072 | ~1.3965% | ~$7,947 | +102.4% |
In 2025, this property's market value of $353,349 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -75% 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 | $353,349 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $273,142 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $249,494 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $249,728 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $215,600 | $517,750 | $1,142,600 | $2,780,453 | ↓ Bottom 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.