6916 BEE CAVE RD TX 78746
| Owner | OVERLOOK AT ROB ROY OWNER LLC |
|---|---|
| Parcel ID | 0117250207 |
| Short ID | 117668 |
| Type | Real |
| Use Code | 51 Office Large (>35,000 SF) |
| Valuation | Income |
| Improvement SF | 30,040 SF |
| Land SF | 71,003 SF |
| Acres | 1.630 |
| Year Built | 2014 |
| Legal | ABS 111 SUR 508 BEACHAM B ACR 1.6300 |
| Neighborhood | 51SWE |
| Land | $852,034 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $852,034 |
| Improvement | $5,429,626 |
|---|---|
| Total Improvement | $5,429,626 |
| Market | $6,281,660 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $6,281,660 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $6,281,660 |
| Taxable Value | $6,281,660 |
|---|
Appreciation: Market value has fallen -14.9% from $7,382,250 (2021) to $6,281,660 (2025), a CAGR of -4.0% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2023→2024), 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 $91,779. 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 14% of market value ($852,034 land vs $5,429,626 improvements), about $12/SF of land. Most value sits in the improvements, so building condition, age (~12 yrs), and rent roll drive the underwriting.
Submarket Position: At $6,281,660, 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 -4.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,133,712 by 2030, with an estimated annual tax burden around $60,446. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 10,533 SF | ✓ |
| 2ND | 2nd Floor | 10,058 SF | ✓ |
| 3RD | 3rd Floor | 9,449 SF | ✓ |
| 4TH | 4th Floor | 9,009 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% | $47,851.50 | $47,851.50 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $21,611.09 | $21,611.09 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $6,786.32 | $6,786.32 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $4,358.50 | $4,358.50 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $3,404.00 | $3,404.00 | Paid |
| Combined Rate | 1.6880% | 1.5616% | 1.4302% | 1.4703% | 1.4611% | -0.0092% | $84,011.41 | $84,011.41 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $6,490,000 | $6,281,660 | +3.3% |
| Assessed Value | $6,490,000 | $6,281,660 | +3.3% |
| Land Value | $852,034 | $852,034 | +0.0% |
| Improvement Value | $5,637,966 | $5,429,626 | +3.8% |
| Taxable Value | $6,490,000 | $6,281,660 | +3.3% |
| Total Tax 2026 = estimate |
~$94,823
Estimated
|
~$84,011
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $6,490,000 | $6,490,000 | +0 (+0.0%) |
| Taxable Value | $6,490,000 | $6,490,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $6,490,000 | $852,034 | $5,637,966 | — | $6,490,000 | $6,490,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $6,281,660 | $852,034 | $5,429,626 | — | $6,281,660 | $6,281,660 | ~$84,011 | Partial |
| 2024 | $6,300,000 | — | — | −$5,447,966 | $852,034 | $— | $96,427 | Verified |
| 2023 | $7,807,333 | — | — | −$6,955,299 | $852,034 | $— | $90,489 | Verified |
| 2022 | $6,883,300 | — | — | −$6,031,266 | $852,034 | $— | $122,377 | Verified |
| 2021 | $7,382,250 | — | — | −$6,530,216 | $852,034 | $— | $108,383 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.3% | +3.3% | ~100% | Not available | Partial |
| 2025 | -12.1% | -12.1% | ~100% | Not available | Partial |
| 2024 | +4.7% | +4.7% | ~100% | 1.3500% | Verified |
| 2023 | -19.1% | -19.1% | ~100% | 1.3300% | Verified |
| 2022 | +22.5% | +22.5% | ~100% | 1.4500% | Verified |
| 2021 | base year | — | ~100% | 1.4700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -8.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +3.3% | -1.9% | -4.6% | +13.4% | 2023 | -19.3% | 2024 |
| Assessment Ratio | 100.0% | 41.4% | — | 100.0% | 2025 | 10.9% | 2023 |
| Effective Tax Rate (2025) | 1.3400% | 1.3400% | — | 1.3400% | 2025 | 1.3400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$84,011 | $100,338 | ~$72,214 | $122,377 | 2022 | $84,011 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$6,033,174 | ~$6,033,174 | ~1.4043% | ~$84,726 | -4.0% |
| 2027 | ~$5,794,517 | ~$5,794,517 | ~1.3476% | ~$78,088 | -7.8% |
| 2028 | ~$5,565,301 | ~$5,565,301 | ~1.2909% | ~$71,842 | -11.4% |
| 2029 | ~$5,345,153 | ~$5,345,153 | ~1.2342% | ~$65,968 | -14.9% |
| 2030 | ~$5,133,712 | ~$5,133,712 | ~1.1774% | ~$60,446 | -18.3% |
| 2026 | ~$5,967,577 | ~$5,967,577 | ~1.4611% | ~$87,190 | -5.0% |
| 2027 | ~$5,669,198 | ~$5,669,198 | ~1.4611% | ~$82,831 | -9.8% |
| 2028 | ~$5,385,738 | ~$5,385,738 | ~1.4611% | ~$78,689 | -14.3% |
| 2029 | ~$5,116,451 | ~$5,116,451 | ~1.4611% | ~$74,755 | -18.5% |
| 2030 | ~$4,860,629 | ~$4,860,629 | ~1.4611% | ~$71,017 | -22.6% |
| 2026 | ~$6,158,807 | ~$6,158,807 | ~1.3760% | ~$84,744 | -2.0% |
| 2027 | ~$6,038,357 | ~$6,038,357 | ~1.2909% | ~$77,948 | -3.9% |
| 2028 | ~$5,920,262 | ~$5,920,262 | ~1.2058% | ~$71,386 | -5.8% |
| 2029 | ~$5,804,478 | ~$5,804,478 | ~1.1207% | ~$65,051 | -7.6% |
| 2030 | ~$5,690,957 | ~$5,690,957 | ~1.0356% | ~$58,936 | -9.4% |
In 2025, this property's market value of $6,281,660 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 4× 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 | $6,281,660 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $6,300,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $7,807,333 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $6,883,300 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $7,382,250 | $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.