5450 BEE CAVE RD 1 TX 78746
| Owner | JMM PHLP LTD |
|---|---|
| Parcel ID | 0115210434 |
| Short ID | 804054 |
| Type | Real |
| Use Code | 23 Small Office Condo |
| Valuation | Income |
| Improvement SF | 1,250 SF |
| Land SF | 7,276 SF |
| Acres | 0.167 |
| Year Built | 1980 |
| Legal | UNT 1-2 BLD A RED BUD OFFICE PARK PLUS 8.4744% INT IN COMMON AREA |
| Neighborhood | 23ENS03 |
| Land | $145,521 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $145,521 |
| Improvement | $245,330 |
|---|---|
| Total Improvement | $245,330 |
| Market | $390,851 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $390,851 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $390,851 |
| Taxable Value | $390,851 |
|---|
Appreciation: Market value has risen +46.8% from $266,329 (2021) to $390,851 (2025), a CAGR of 10.1% 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 $6,402. 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 37% of market value ($145,521 land vs $245,330 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 $390,851, 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 +10.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $631,324 by 2030, with an estimated annual tax burden around $9,297. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,250 SF | ✓ |
| 591 | MASONRY TRIM SF | 295 SF | ✗ |
| 511 | DECK | 234 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 104 SF | ✗ |
| 611 | TERRACE | 64 SF | ✗ |
| 091 | HVAC COMMRCL TON | 2 SF | ✗ |
| 521 | FIREPLACE | 1 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% | $3,252.66 | $3,252.66 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,468.99 | $1,468.99 | Paid |
| CWH City of West Lake Hills | 0.0786% | 0.1504% | 0.1786% | 0.1786% | 0.1768% | -0.0018% | $690.96 | $690.96 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $461.29 | $461.29 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $296.27 | $296.27 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $231.38 | $231.38 | Paid |
| Combined Rate | 1.7666% | 1.7120% | 1.6088% | 1.6489% | 1.6379% | -0.0111% | $6,401.55 | $6,401.55 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $390,851 | $390,851 | +0.0% |
| Assessed Value | $390,851 | $390,851 | +0.0% |
| Land Value | $145,521 | $145,521 | +0.0% |
| Improvement Value | $245,330 | $245,330 | +0.0% |
| Taxable Value | $390,851 | $390,851 | +0.0% |
| Total Tax 2026 = estimate |
~$6,402
Estimated
|
~$6,402
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $432,843 | $390,851 | -41,992 (-9.7%) |
| Taxable Value | $432,843 | $390,851 | -41,992 (-9.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $390,851 | $145,521 | $245,330 | — | $390,851 | $390,851 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $390,851 | $145,521 | $245,330 | — | $390,851 | $390,851 | ~$6,402 | Partial |
| 2024 | $325,500 | — | — | −$179,979 | $145,521 | $— | $6,441 | Verified |
| 2023 | $273,600 | — | — | −$128,079 | $145,521 | $— | $5,237 | Verified |
| 2022 | $266,400 | — | — | −$120,879 | $145,521 | $— | $4,684 | Verified |
| 2021 | $266,329 | — | — | −$120,808 | $145,521 | $— | $4,706 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +10.7% | +10.7% | ~100% | Not available | Partial |
| 2025 | -0.7% | +0.1% | ~100% | Not available | Partial |
| 2024 | +10.0% | +9.2% | 99.2% | 1.6400% | Verified |
| 2023 | +30.8% | +30.8% | ~100% | 1.4600% | Verified |
| 2022 | +2.7% | +2.7% | ~100% | 1.7100% | Verified |
| 2021 | base year | — | ~100% | 1.7700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +46.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +8.4% | +10.1% | +20.1% | 2025 | +0.0% | 2022 |
| Assessment Ratio | 100.0% | 67.9% | — | 100.0% | 2025 | 44.7% | 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 |
$6,402 | $5,494 | ~$8,059 | $6,441 | 2024 | $4,684 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$430,189 | ~$429,936 | ~1.6057% | ~$6,903 | +10.1% |
| 2027 | ~$473,487 | ~$472,930 | ~1.5735% | ~$7,441 | +21.1% |
| 2028 | ~$521,142 | ~$520,223 | ~1.5413% | ~$8,018 | +33.3% |
| 2029 | ~$573,593 | ~$572,245 | ~1.5091% | ~$8,636 | +46.8% |
| 2030 | ~$631,324 | ~$629,469 | ~1.4769% | ~$9,297 | +61.5% |
| 2026 | ~$422,372 | ~$422,372 | ~1.6379% | ~$6,918 | +8.1% |
| 2027 | ~$456,435 | ~$456,435 | ~1.6379% | ~$7,476 | +16.8% |
| 2028 | ~$493,246 | ~$493,246 | ~1.6379% | ~$8,079 | +26.2% |
| 2029 | ~$533,025 | ~$533,025 | ~1.6379% | ~$8,730 | +36.4% |
| 2030 | ~$576,012 | ~$576,012 | ~1.6379% | ~$9,434 | +47.4% |
| 2026 | ~$438,006 | ~$429,936 | ~1.5896% | ~$6,834 | +12.1% |
| 2027 | ~$490,850 | ~$472,930 | ~1.5413% | ~$7,289 | +25.6% |
| 2028 | ~$550,070 | ~$520,223 | ~1.4930% | ~$7,767 | +40.7% |
| 2029 | ~$616,435 | ~$572,245 | ~1.4448% | ~$8,268 | +57.7% |
| 2030 | ~$690,806 | ~$629,469 | ~1.3965% | ~$8,790 | +76.7% |
In 2025, this property's market value of $390,851 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -72% 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 | $390,851 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $325,500 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $273,600 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $266,400 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $266,329 | $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.