6400 BEE CAVE RD TX 78746
| Owner | AMERICAN TOWER L P |
|---|---|
| Parcel ID | 0117230104 |
| Short ID | 117623 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 1,773 SF |
| Land SF | 193,929 SF |
| Acres | 4.452 |
| Year Built | 1979 |
| Legal | LOT 3 *LESS .055AC BAKER HILLS |
| Neighborhood | 59SWE |
| Land | $1,454,468 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,454,468 |
| Improvement | $283,065 |
|---|---|
| Total Improvement | $283,065 |
| Market | $1,737,533 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,737,533 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,737,533 |
| Taxable Value | $1,737,533 |
|---|
Appreciation: Market value has risen +1.2% from $1,716,235 (2021) to $1,737,533 (2025), a CAGR of 0.3% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2025→2026), 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 5 taxing entities is 1.4611% in 2025 (-0.0092% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $25,387. Eanes ISD is the largest single contributor, at 57.0% 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 84% of market value ($1,454,468 land vs $283,065 improvements), about $8/SF of land. With value concentrated in the land under a ~47-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $1,737,533, 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 +0.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,764,528 by 2030, with an estimated annual tax burden around $20,776. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,773 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,773 SF | ✗ |
| 041C | GARAGE ATT 1ST COMM | 704 SF | ✓ |
| 630C | PORCH CLOS FIN COMM | 396 SF | ✓ |
| 571C | STORAGE DET COMM | 260 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 68 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
| 289 | SHED FV | 1 SF | ✓ |
| 522C | FIREPLACE COMM | 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% | $14,459.75 | $14,459.75 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,530.43 | $6,530.43 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,050.69 | $2,050.69 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $1,317.05 | $1,317.05 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $1,028.62 | $1,028.62 | Paid |
| Combined Rate | 1.6880% | 1.5616% | 1.4302% | 1.4703% | 1.4611% | -0.0092% | $25,386.54 | $25,386.54 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,092,828 | $1,737,533 | +20.4% |
| Assessed Value | $2,085,040 | $1,737,533 | +20.0% |
| Land Value | $1,454,468 | $1,454,468 | +0.0% |
| Improvement Value | $638,360 | $283,065 | +125.5% |
| Taxable Value | $2,085,040 | $1,737,533 | +20.0% |
| HS Cap Loss | -$7,788 | — | |
| Total Tax 2026 = estimate |
~$30,464
Estimated
|
~$25,387
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,092,828 | $2,092,828 | +0 (+0.0%) |
| Taxable Value | $2,085,040 | $2,085,040 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,092,828 | $1,454,468 | $638,360 | −$7,788 | $2,085,040 | $2,085,040 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,737,533 | $1,454,468 | $283,065 | — | $1,737,533 | $1,737,533 | ~$25,387 | Partial |
| 2024 | $1,687,738 | — | — | −$233,270 | $1,454,468 | $— | $23,900 | Verified |
| 2023 | $1,746,056 | — | — | −$291,588 | $1,454,468 | $— | $24,139 | Verified |
| 2022 | $1,691,432 | — | — | −$236,964 | $1,454,468 | $— | $27,267 | Verified |
| 2021 | $1,716,235 | — | — | −$261,766 | $1,454,469 | $— | $28,551 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +20.4% | +20.0% | ~100% | Not available | Partial |
| 2025 | +6.9% | +6.9% | ~100% | Not available | Partial |
| 2024 | -3.7% | -3.7% | ~100% | 1.4700% | Verified |
| 2023 | -3.3% | -3.3% | ~100% | 1.4300% | Verified |
| 2022 | +3.2% | +3.2% | ~100% | 1.5600% | Verified |
| 2021 | base year | — | ~100% | 1.6600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +2.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +20.4% | +4.4% | -3.1% | +20.4% | 2026 | -3.3% | 2024 |
| Assessment Ratio | 99.6% | 90.0% | — | 100.0% | 2025 | 83.3% | 2023 |
| Effective Tax Rate (2025) | 1.4600% | 1.4600% | — | 1.4600% | 2025 | 1.4600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$25,387 | $25,849 | ~$22,632 | $28,551 | 2021 | $23,900 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,742,899 | ~$1,742,899 | ~1.4043% | ~$24,476 | +0.3% |
| 2027 | ~$1,748,281 | ~$1,748,281 | ~1.3476% | ~$23,560 | +0.6% |
| 2028 | ~$1,753,680 | ~$1,753,680 | ~1.2909% | ~$22,638 | +0.9% |
| 2029 | ~$1,759,095 | ~$1,759,095 | ~1.2342% | ~$21,710 | +1.2% |
| 2030 | ~$1,764,528 | ~$1,764,528 | ~1.1774% | ~$20,776 | +1.6% |
| 2026 | ~$1,708,148 | ~$1,708,148 | ~1.4611% | ~$24,957 | -1.7% |
| 2027 | ~$1,679,260 | ~$1,679,260 | ~1.4611% | ~$24,535 | -3.4% |
| 2028 | ~$1,650,860 | ~$1,650,860 | ~1.4611% | ~$24,120 | -5.0% |
| 2029 | ~$1,622,941 | ~$1,622,941 | ~1.4611% | ~$23,712 | -6.6% |
| 2030 | ~$1,595,494 | ~$1,595,494 | ~1.4611% | ~$23,311 | -8.2% |
| 2026 | ~$1,777,649 | ~$1,777,649 | ~1.3760% | ~$24,460 | +2.3% |
| 2027 | ~$1,818,692 | ~$1,818,692 | ~1.2909% | ~$23,477 | +4.7% |
| 2028 | ~$1,860,682 | ~$1,860,682 | ~1.2058% | ~$22,436 | +7.1% |
| 2029 | ~$1,903,642 | ~$1,903,642 | ~1.1207% | ~$21,334 | +9.6% |
| 2030 | ~$1,947,593 | ~$1,947,593 | ~1.0356% | ~$20,169 | +12.1% |
In 2025, this property's market value of $1,737,533 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +23% 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 | $1,737,533 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,687,738 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,746,056 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,691,432 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,716,235 | $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.