5902 BEE CAVE RD TX 78746
| Owner | HAT CREEK BURGER WLRE LLC |
|---|---|
| Parcel ID | 0117230207 |
| Short ID | 117636 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 5,426 SF |
| Land SF | 49,571 SF |
| Acres | 1.138 |
| Year Built | 1972 |
| Legal | LOT 3 COLLINS & BATES SUBD |
| Neighborhood | 33SWE |
| Land | $991,420 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $991,420 |
| Improvement | $2,067,756 |
|---|---|
| Total Improvement | $2,067,756 |
| Market | $3,059,176 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,059,176 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,059,176 |
| Taxable Value | $3,059,176 |
|---|
Appreciation: Market value has fallen -3.0% from $3,154,222 (2021) to $3,059,176 (2025), a CAGR of -0.8% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→2022), 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 $50,105. 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 cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 32% of market value ($991,420 land vs $2,067,756 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~54 yrs), and rent roll drive the underwriting.
Submarket Position: At $3,059,176, 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 -0.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,944,386 by 2030, with an estimated annual tax burden around $43,487. 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.
11 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 5,426 SF | ✓ |
| 881 | COMMCL FINISHOUT | 4,284 SF | ✓ |
| 093 | HVAC COMMRCL SF | 3,200 SF | ✗ |
| 611 | TERRACE | 1,820 SF | ✗ |
| 501 | CANOPY | 1,789 SF | ✗ |
| MEZZ | Mezzanine | 1,084 SF | ✓ |
| 511 | DECK | 1,071 SF | ✗ |
| 541 | FENCE COMM LF | 177 SF | ✗ |
| 437 | FENCE MASON LF | 140 SF | ✗ |
| 482 | LIGHT POLES | 10 SF | ✓ |
| 413 | STAIRWAY EXT | 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% | $25,458.46 | $25,458.46 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $11,497.76 | $11,497.76 | Paid |
| CWH City of West Lake Hills | 0.0786% | 0.1504% | 0.1786% | 0.1786% | 0.1768% | -0.0018% | $5,408.10 | $5,408.10 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,610.53 | $3,610.53 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $2,318.86 | $2,318.86 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $1,811.03 | $1,811.03 | Paid |
| Combined Rate | 1.7666% | 1.7120% | 1.6088% | 1.6489% | 1.6379% | -0.0111% | $50,104.74 | $50,104.74 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,059,176 | $3,059,176 | +0.0% |
| Assessed Value | $3,059,176 | $3,059,176 | +0.0% |
| Land Value | $991,420 | $991,420 | +0.0% |
| Improvement Value | $2,067,756 | $2,067,756 | +0.0% |
| Taxable Value | $3,059,176 | $3,059,176 | +0.0% |
| Total Tax 2026 = estimate |
~$50,105
Estimated
|
~$50,105
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,059,176 | $3,059,176 | +0 (+0.0%) |
| Taxable Value | $3,059,176 | $3,059,176 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,059,176 | $991,420 | $2,067,756 | — | $3,059,176 | $3,059,176 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,059,176 | $991,420 | $2,067,756 | — | $3,059,176 | $3,059,176 | ~$50,105 | Partial |
| 2024 | $2,598,732 | — | — | −$1,607,312 | $991,420 | $— | $51,421 | Verified |
| 2023 | $2,386,701 | — | — | −$1,395,281 | $991,420 | $— | $41,810 | Verified |
| 2022 | $2,412,201 | — | — | −$1,420,781 | $991,420 | $— | $40,861 | Verified |
| 2021 | $3,154,222 | — | — | −$2,162,802 | $991,420 | $— | $42,613 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | -6.0% | -1.9% | ~100% | Not available | Partial |
| 2024 | +25.2% | +20.0% | 95.8% | 1.5800% | Verified |
| 2023 | +8.9% | +8.9% | ~100% | 1.6100% | Verified |
| 2022 | -1.1% | -1.1% | ~100% | 1.7100% | Verified |
| 2021 | base year | — | ~100% | 1.3500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +26.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +0.4% | -0.8% | +17.7% | 2025 | -23.5% | 2022 |
| Assessment Ratio | 100.0% | 58.7% | — | 100.0% | 2025 | 31.4% | 2021 |
| 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 |
$50,105 | $45,362 | ~$46,099 | $51,421 | 2024 | $40,861 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,035,865 | ~$3,035,865 | ~1.6057% | ~$48,746 | -0.8% |
| 2027 | ~$3,012,732 | ~$3,012,732 | ~1.5735% | ~$47,405 | -1.5% |
| 2028 | ~$2,989,776 | ~$2,989,776 | ~1.5413% | ~$46,082 | -2.3% |
| 2029 | ~$2,966,994 | ~$2,966,994 | ~1.5091% | ~$44,776 | -3.0% |
| 2030 | ~$2,944,386 | ~$2,944,386 | ~1.4769% | ~$43,487 | -3.8% |
| 2026 | ~$2,974,682 | ~$2,974,682 | ~1.6379% | ~$48,721 | -2.8% |
| 2027 | ~$2,892,522 | ~$2,892,522 | ~1.6379% | ~$47,375 | -5.4% |
| 2028 | ~$2,812,630 | ~$2,812,630 | ~1.6379% | ~$46,067 | -8.1% |
| 2029 | ~$2,734,946 | ~$2,734,946 | ~1.6379% | ~$44,794 | -10.6% |
| 2030 | ~$2,659,407 | ~$2,659,407 | ~1.6379% | ~$43,557 | -13.1% |
| 2026 | ~$3,097,049 | ~$3,097,049 | ~1.5896% | ~$49,230 | +1.2% |
| 2027 | ~$3,135,391 | ~$3,135,391 | ~1.5413% | ~$48,326 | +2.5% |
| 2028 | ~$3,174,207 | ~$3,174,207 | ~1.4930% | ~$47,392 | +3.8% |
| 2029 | ~$3,213,504 | ~$3,213,504 | ~1.4448% | ~$46,427 | +5.0% |
| 2030 | ~$3,253,288 | ~$3,253,288 | ~1.3965% | ~$45,432 | +6.3% |
In 2025, this property's market value of $3,059,176 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +116% 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 | $3,059,176 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,598,732 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,386,701 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,412,201 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $3,154,222 | $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.