11905 BEE CAVE RD TX 78746
| Owner | TSM VENTURES INC |
|---|---|
| Parcel ID | 0119580443 |
| Short ID | 455396 |
| Type | Real |
| Use Code | 43 Strip Center (>10,000 SF) |
| Valuation | Income |
| Improvement SF | 11,970 SF |
| Land SF | 77,580 SF |
| Acres | 1.781 |
| Year Built | 2007 |
| Legal | LOT 5B BLK A UPLANDS VILLAGE AMENDED PLAT OF LTS 2,3 & 4 & LT 5A AMENDED PLAT OF LTS 5&6 |
| Neighborhood | 43SWE |
| Land | $1,551,600 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,551,600 |
| Improvement | $3,299,811 |
|---|---|
| Total Improvement | $3,299,811 |
| Market | $4,851,411 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,851,411 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $4,851,411 |
| Taxable Value | $4,851,411 |
|---|
Appreciation: Market value has risen +36.7% from $3,548,000 (2021) to $4,851,411 (2025), a CAGR of 8.1% over 4 years. This is strong appreciation — well above typical inflation. 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 outpaced the broader commercial market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.6440% in 2025 (+0.0184% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $79,756. Lake Travis ISD is the largest single contributor, at 63.2% 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 32% of market value ($1,551,600 land vs $3,299,811 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~19 yrs), and rent roll drive the underwriting.
Submarket Position: At $4,851,411, 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 +8.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,173,377 by 2030, with an estimated annual tax burden around $102,208. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 42,396 SF | ✗ |
| 1ST | 1st Floor | 11,970 SF | ✓ |
| 491 | SPRINKLER HEADS | 11,970 SF | ✗ |
| 611 | TERRACE | 3,718 SF | ✗ |
| 501 | CANOPY | 3,610 SF | ✗ |
| 437 | FENCE MASON LF | 45 SF | ✗ |
| 541 | FENCE COMM LF | 19 SF | ✗ |
| 482 | LIGHT POLES | 10 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $48,553.99 | $48,553.99 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $17,551.96 | $17,551.96 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $5,511.67 | $5,511.67 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $4,221.63 | $4,221.63 | Paid |
| VBC City of Bee Cave | 0.0200% | 0.0200% | 0.0200% | 0.0200% | 0.0200% | +0.0000% | $934.00 | $934.00 | Paid |
| Combined Rate | 1.8193% | 1.7357% | 1.5825% | 1.6256% | 1.6440% | +0.0184% | $76,773.25 | $76,773.25 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,349,385 | $4,851,411 | -10.3% |
| Assessed Value | $4,349,385 | $4,851,411 | -10.3% |
| Land Value | $1,551,600 | $1,551,600 | +0.0% |
| Improvement Value | $2,797,785 | $3,299,811 | -15.2% |
| Taxable Value | $4,349,385 | $4,851,411 | -10.3% |
| Total Tax 2026 = estimate |
~$71,502
Estimated
|
~$76,773
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,545,982 | $4,349,385 | -196,597 (-4.3%) |
| Taxable Value | $4,545,982 | $4,349,385 | -196,597 (-4.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,349,385 | $1,551,600 | $2,797,785 | — | $4,349,385 | $4,349,385 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,851,411 | $1,551,600 | $3,299,811 | — | $4,851,411 | $4,851,411 | ~$76,773 | Partial |
| 2024 | $4,068,000 | — | — | −$2,516,400 | $1,551,600 | $— | $66,130 | Verified |
| 2023 | $3,497,152 | — | — | −$1,945,552 | $1,551,600 | $— | $64,378 | Verified |
| 2022 | $3,337,166 | — | — | −$1,785,566 | $1,551,600 | $— | $60,701 | Verified |
| 2021 | $3,548,000 | — | — | −$1,996,400 | $1,551,600 | $— | $60,712 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -6.3% | -6.3% | ~100% | Not available | Partial |
| 2025 | +19.3% | +19.3% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.6300% | Verified |
| 2023 | +16.3% | +16.3% | ~100% | 1.5800% | Verified |
| 2022 | +4.8% | +4.8% | ~100% | 1.7400% | Verified |
| 2021 | base year | — | ~100% | 1.7100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +45.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -10.3% | +4.8% | +10.6% | +19.3% | 2025 | -10.3% | 2026 |
| Assessment Ratio | 100.0% | 62.1% | — | 100.0% | 2025 | 38.1% | 2024 |
| Effective Tax Rate (2025) | 1.5800% | 1.5800% | — | 1.5800% | 2025 | 1.5800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$76,773 | $65,739 | ~$92,930 | $76,773 | 2025 | $60,701 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,246,132 | ~$5,246,132 | ~1.6001% | ~$83,945 | +8.1% |
| 2027 | ~$5,672,968 | ~$5,672,968 | ~1.5563% | ~$88,289 | +16.9% |
| 2028 | ~$6,134,532 | ~$6,134,532 | ~1.5125% | ~$92,784 | +26.4% |
| 2029 | ~$6,633,650 | ~$6,633,650 | ~1.4687% | ~$97,425 | +36.7% |
| 2030 | ~$7,173,377 | ~$7,173,377 | ~1.4248% | ~$102,208 | +47.9% |
| 2026 | ~$5,149,103 | ~$5,149,103 | ~1.6440% | ~$84,650 | +6.1% |
| 2027 | ~$5,465,063 | ~$5,465,063 | ~1.6440% | ~$89,844 | +12.6% |
| 2028 | ~$5,800,410 | ~$5,800,410 | ~1.6440% | ~$95,357 | +19.6% |
| 2029 | ~$6,156,335 | ~$6,156,335 | ~1.6440% | ~$101,208 | +26.9% |
| 2030 | ~$6,534,100 | ~$6,534,100 | ~1.6440% | ~$107,418 | +34.7% |
| 2026 | ~$5,343,160 | ~$5,336,552 | ~1.5782% | ~$84,223 | +10.1% |
| 2027 | ~$5,884,753 | ~$5,870,207 | ~1.5125% | ~$88,786 | +21.3% |
| 2028 | ~$6,481,244 | ~$6,457,228 | ~1.4467% | ~$93,419 | +33.6% |
| 2029 | ~$7,138,196 | ~$7,102,951 | ~1.3810% | ~$98,092 | +47.1% |
| 2030 | ~$7,861,738 | ~$7,813,246 | ~1.3153% | ~$102,764 | +62.1% |
In 2025, this property's market value of $4,851,411 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 3× 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 | $4,851,411 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $4,068,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $3,497,152 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $3,337,166 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $3,548,000 | $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.