BEE CAVE RD TX 78746
| Owner | 6D RANCH LTD |
|---|---|
| Parcel ID | 0118570152 |
| Short ID | 563795 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 11,355,613 SF |
| Acres | 260.689 |
| Year Built | — |
| Legal | LOT 4 BLK A 6D RANCH (1-D-1W) |
| Neighborhood | _NACRE |
| Land | $15,641,340 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $15,641,340 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $15,641,340 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $15,641,340 |
| Value Limitation Adjustment (−) (homestead cap) | −$15,614,612 |
| Net Appraised (assessed) | $26,728 |
| Taxable Value | $26,728 |
|---|
Tax Burden: The combined rate across 6 taxing entities is 2.5562% in 2025 (-0.0349% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $683. Eanes ISD is the largest single contributor, at 50.5% of the total 2025 levy.
Assessment Gap: Assessed value ($26,728) is $15,614,612 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Agricultural. Agricultural valuation may be subject to rollback taxes if land use changes.
Value Composition: Land carries 100% of market value ($15,641,340 land vs $0 improvements), about $1/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $15,641,340, this parcel sits in the top quartile (≥75th percentile) of Agricultural property in Travis County — county median $597,708 (P25 $207,536 / P75 $1,442,275, n=7,602). Agricultural here is the broad TCAD category — every agricultural 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.
No delinquent taxes on record.
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% | $195.74 | $195.74 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $100.46 | $100.46 | Paid |
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $33.34 | $33.34 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $31.55 | $31.55 | Paid |
| E10 Travis County ESD # 10 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $23.52 | $23.52 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $2.66 | $2.66 | Paid |
| Combined Rate | 2.9601% | 2.8203% | 2.5505% | 2.5911% | 2.5562% | -0.0349% | $387.27 | $387.27 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $15,641,340 | $15,641,340 | +0.0% |
| Assessed Value | $27,542 | $26,728 | +3.0% |
| Land Value | $15,641,340 | $15,641,340 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $27,542 | $26,728 | +3.0% |
| HS Cap Loss | -$15,613,798 | — | |
| Total Tax 2026 = estimate |
~$704
Estimated
|
~$387
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $15,641,340 | $15,641,340 | +0 (+0.0%) |
| Taxable Value | $27,542 | $27,542 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $15,641,340 | $15,641,340 | — | −$15,613,798 | $27,542 | $27,542 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $15,641,340 | $15,641,340 | — | −$15,614,612 | $26,728 | $26,728 | ~$387 | Partial |
| 2024 | $— | — | — | — | — | $— | not in county billing file ⓘ | Partial |
| 2023 | $— | — | — | — | — | $— | not in county billing file ⓘ | Partial |
| 2022 | $— | — | — | — | — | $— | not in county billing file ⓘ | Partial |
| 2021 | $— | — | — | — | — | $— | not in county billing file ⓘ | Partial |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +3.0% | 0.2% | Not available | Partial |
| 2025 | +0.0% | +8.8% | 0.2% | Not available | Partial |
| 2024 | +0.0% | -0.8% | 0.2% | Not available | Partial |
| 2023 | +0.0% | +5.0% | 0.2% | Not available | Partial |
| 2022 | +0.0% | +5.3% | 0.2% | Not available | Partial |
| 2021 | base year | — | 0.1% | Not available | Partial |
| Cumulative market value growth (earliest valid year → 2025): +0.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +0.0% | — | +0.0% | 2026 | +0.0% | 2026 |
| Assessment Ratio | 0.2% | 0.2% | — | 0.2% | 2025 | 0.2% | 2025 |
| Effective Tax Rate (2025) | 0.0000% | 0.0000% | — | 0.0000% | 2025 | 0.0000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$387 | $387 | — | $387 | 2025 | $387 | 2025 |
In 2025, this property's market value of $15,641,340 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 26× the county median of $597,708. Agricultural here is the broad TCAD category — every agricultural 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 | $15,641,340 | $207,536 | $597,708 | $1,442,275 | ↑ Top 25% | +0.0% |
| 2024 | — | $217,016 | $597,296 | $1,446,593 | — | +23.7% |
| 2023 | — | $167,963 | $453,916 | $1,078,522 | — | +0.0% |
| 2022 | — | $180,794 | $446,888 | $1,009,883 | — | +46.1% |
| 2021 | — | $33,611 | $103,166 | $247,000 | — | 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.