6408 BEE CAVE RD TX 78746
| Owner | PALISADES WEST LLC |
|---|---|
| Parcel ID | 0117230122 |
| Short ID | 738243 |
| Type | Real |
| Use Code | 50 Office Hi-Rise (≥6 Stories) |
| Valuation | Income |
| Improvement SF | 90,000 SF |
| Land SF | 554,954 SF |
| Acres | 12.740 |
| Year Built | 2008 |
| Legal | LOT 1 BLK A PALISADES WEST AMENDED PLAT OF THE AMENDED PLAT |
| Neighborhood | 50SWE |
| Land | $13,318,906 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $13,318,906 |
| Improvement | $49,281,280 |
|---|---|
| Total Improvement | $49,281,280 |
| Market | $62,600,186 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $62,600,186 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $62,600,186 |
| Taxable Value | $62,600,186 |
|---|
Appreciation: Market value has fallen -35.0% from $96,269,000 (2021) to $62,600,186 (2025), a CAGR of -10.2% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2024→2025), 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 $914,631. 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 21% of market value ($13,318,906 land vs $49,281,280 improvements), about $24/SF of land. Most value sits in the improvements, so building condition, age (~18 yrs), and rent roll drive the underwriting.
Submarket Position: At $62,600,186, 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 -10.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $36,554,183 by 2030, with an estimated annual tax burden around $430,400. 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 |
|---|---|---|---|
| 187 | PARKING GARAGE | 415,480 SF | ✓ |
| 611 | TERRACE | 60,060 SF | ✗ |
| ADDL | Additional Floor | 60,000 SF | ✓ |
| 1ST | 1st Floor | 30,000 SF | ✓ |
| 2ND | 2nd Floor | 30,000 SF | ✓ |
| 3RD | 3rd Floor | 30,000 SF | ✓ |
| 4TH | 4th Floor | 30,000 SF | ✓ |
| 5TH | 5th Floor | 30,000 SF | ✓ |
| 327 | STORAGE COMM'L | 5,612 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% | $498,487.80 | $498,487.80 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $225,131.16 | $225,131.16 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $70,695.78 | $70,695.78 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $45,404.20 | $45,404.20 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $35,460.80 | $35,460.80 | Paid |
| Combined Rate | 1.6880% | 1.5616% | 1.4302% | 1.4703% | 1.4611% | -0.0092% | $875,179.74 | $875,179.74 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $55,741,519 | $62,600,186 | -11.0% |
| Assessed Value | $55,741,519 | $62,600,186 | -11.0% |
| Land Value | $13,318,906 | $13,318,906 | +0.0% |
| Improvement Value | $42,422,613 | $49,281,280 | -13.9% |
| Taxable Value | $55,741,519 | $62,600,186 | -11.0% |
| Total Tax 2026 = estimate |
~$814,422
Estimated
|
~$875,180
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $66,392,892 | $55,741,519 | -10,651,373 (-16.0%) |
| Taxable Value | $66,392,892 | $55,741,519 | -10,651,373 (-16.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $55,741,519 | $13,318,906 | $42,422,613 | — | $55,741,519 | $55,741,519 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $62,600,186 | $13,318,906 | $49,281,280 | — | $62,600,186 | $62,600,186 | ~$875,180 | Partial |
| 2024 | $84,500,000 | — | — | −$71,181,094 | $13,318,906 | $— | $957,608 | Verified |
| 2023 | $104,000,000 | — | — | −$90,681,094 | $13,318,906 | $— | $1,212,337 | Verified |
| 2022 | $99,894,000 | — | — | −$86,575,094 | $13,318,906 | $— | $1,629,477 | Verified |
| 2021 | $96,269,000 | — | — | −$82,950,094 | $13,318,906 | $— | $1,686,190 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +6.1% | +6.1% | ~100% | Not available | Partial |
| 2025 | -7.5% | -7.5% | ~100% | Not available | Partial |
| 2024 | -24.5% | -24.5% | ~100% | 1.4100% | Verified |
| 2023 | -19.5% | -19.5% | ~100% | 1.3500% | Verified |
| 2022 | +11.5% | +11.5% | ~100% | 1.4600% | Verified |
| 2021 | base year | — | ~100% | 1.7500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -37.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -11.0% | -9.6% | -8.0% | +4.1% | 2023 | -25.9% | 2025 |
| Assessment Ratio | 100.0% | 42.6% | — | 100.0% | 2025 | 12.8% | 2023 |
| Effective Tax Rate (2025) | 1.4000% | 1.4000% | — | 1.4000% | 2025 | 1.4000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$875,180 | $1,272,158 | ~$597,534 | $1,686,190 | 2021 | $875,180 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$56,214,443 | ~$56,214,443 | ~1.4043% | ~$789,442 | -10.2% |
| 2027 | ~$50,480,100 | ~$50,480,100 | ~1.3476% | ~$680,276 | -19.4% |
| 2028 | ~$45,330,707 | ~$45,330,707 | ~1.2909% | ~$585,167 | -27.6% |
| 2029 | ~$40,706,596 | ~$40,706,596 | ~1.2342% | ~$502,383 | -35.0% |
| 2030 | ~$36,554,183 | ~$36,554,183 | ~1.1774% | ~$430,400 | -41.6% |
| 2026 | ~$59,470,177 | ~$59,470,177 | ~1.4611% | ~$868,900 | -5.0% |
| 2027 | ~$56,496,668 | ~$56,496,668 | ~1.4611% | ~$825,455 | -9.7% |
| 2028 | ~$53,671,834 | ~$53,671,834 | ~1.4611% | ~$784,182 | -14.3% |
| 2029 | ~$50,988,243 | ~$50,988,243 | ~1.4611% | ~$744,973 | -18.5% |
| 2030 | ~$48,438,831 | ~$48,438,831 | ~1.4611% | ~$707,724 | -22.6% |
| 2026 | ~$57,466,447 | ~$57,466,447 | ~1.3760% | ~$790,725 | -8.2% |
| 2027 | ~$52,753,718 | ~$52,753,718 | ~1.2909% | ~$680,990 | -15.7% |
| 2028 | ~$48,427,471 | ~$48,427,471 | ~1.2058% | ~$583,935 | -22.6% |
| 2029 | ~$44,456,014 | ~$44,456,014 | ~1.1207% | ~$498,219 | -29.0% |
| 2030 | ~$40,810,249 | ~$40,810,249 | ~1.0356% | ~$422,635 | -34.8% |
In 2025, this property's market value of $62,600,186 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 44× 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 | $62,600,186 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $84,500,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $104,000,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $99,894,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $96,269,000 | $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.