12432 F M RD 2244 BEE CAVE, TX 78738
| Owner | HILL COUNTRY TEXAS GALLERIA LLC |
|---|---|
| Parcel ID | 0119600105 |
| Short ID | 422790 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 6,344 SF |
| Land SF | 66,646 SF |
| Acres | 1.530 |
| Year Built | 2000 |
| Legal | LOT 3 BEE CAVE PLAZA SEC 1 |
| Neighborhood | 32SWE |
| Land | $1,332,920 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,332,920 |
| Improvement | $457,134 |
|---|---|
| Total Improvement | $457,134 |
| Market | $1,790,054 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,790,054 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,790,054 |
| Taxable Value | $1,790,054 |
|---|
Appreciation: Market value has fallen -19.0% from $2,210,709 (2021) to $1,790,054 (2025), a CAGR of -5.1% 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 5 taxing entities is 1.6440% in 2025 (+0.0184% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $29,428. 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 74% of market value ($1,332,920 land vs $457,134 improvements), about $20/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 $1,790,054, 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 -5.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,374,942 by 2030, with an estimated annual tax burden around $19,591. 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 | 20,000 SF | ✗ |
| 1ST | 1st Floor | 6,344 SF | ✓ |
| 511 | DECK | 1,430 SF | ✗ |
| 611 | TERRACE | 1,264 SF | ✗ |
| 501 | CANOPY | 430 SF | ✗ |
| 327 | STORAGE COMM'L | 168 SF | ✓ |
| 541 | FENCE COMM LF | 150 SF | ✗ |
| 414 | FOUNTAIN OUTDOOR | 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $18,611.19 | $18,611.19 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,727.83 | $6,727.83 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,112.68 | $2,112.68 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $1,618.19 | $1,618.19 | Paid |
| VBC City of Bee Cave | 0.0200% | 0.0200% | 0.0200% | 0.0200% | 0.0200% | +0.0000% | $358.01 | $358.01 | Paid |
| Combined Rate | 1.8193% | 1.7357% | 1.5825% | 1.6256% | 1.6440% | +0.0184% | $29,427.90 | $29,427.90 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,000,000 | $1,790,054 | +11.7% |
| Assessed Value | $2,000,000 | $1,790,054 | +11.7% |
| Land Value | $1,332,920 | $1,332,920 | +0.0% |
| Improvement Value | $667,080 | $457,134 | +45.9% |
| Taxable Value | $2,000,000 | $1,790,054 | +11.7% |
| Total Tax 2026 = estimate |
~$32,879
Estimated
|
~$29,428
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,339,279 | $2,000,000 | -339,279 (-14.5%) |
| Taxable Value | $2,148,065 | $2,000,000 | -148,065 (-6.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,000,000 | $1,332,920 | $667,080 | — | $2,000,000 | $2,000,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,790,054 | $1,332,920 | $457,134 | — | $1,790,054 | $1,790,054 | ~$29,428 | Partial |
| 2024 | $2,120,079 | — | — | −$787,159 | $1,332,920 | $— | $35,497 | Verified |
| 2023 | $2,168,209 | — | — | −$835,289 | $1,332,920 | $— | $33,551 | Verified |
| 2022 | $1,778,304 | — | — | −$445,384 | $1,332,920 | $— | $37,634 | Verified |
| 2021 | $2,210,709 | — | — | −$877,789 | $1,332,920 | $— | $32,352 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +30.7% | +20.0% | 91.8% | Not available | Partial |
| 2025 | -18.0% | -18.0% | ~100% | Not available | Partial |
| 2024 | -12.2% | -12.2% | ~100% | 1.6300% | Verified |
| 2023 | +14.7% | +14.7% | ~100% | 1.3500% | Verified |
| 2022 | +21.9% | +21.9% | ~100% | 1.7400% | Verified |
| 2021 | base year | — | ~100% | 1.4600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +0.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +11.7% | -0.8% | -7.1% | +21.9% | 2023 | -19.6% | 2022 |
| Assessment Ratio | 100.0% | 76.6% | — | 100.0% | 2025 | 60.3% | 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 |
$29,428 | $33,692 | ~$23,246 | $37,634 | 2022 | $29,428 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,698,047 | ~$1,698,047 | ~1.6001% | ~$27,171 | -5.1% |
| 2027 | ~$1,610,770 | ~$1,610,770 | ~1.5563% | ~$25,069 | -10.0% |
| 2028 | ~$1,527,978 | ~$1,527,978 | ~1.5125% | ~$23,110 | -14.6% |
| 2029 | ~$1,449,441 | ~$1,449,441 | ~1.4687% | ~$21,287 | -19.0% |
| 2030 | ~$1,374,942 | ~$1,374,942 | ~1.4248% | ~$19,591 | -23.2% |
| 2026 | ~$1,700,551 | ~$1,700,551 | ~1.6440% | ~$27,956 | -5.0% |
| 2027 | ~$1,615,524 | ~$1,615,524 | ~1.6440% | ~$26,559 | -9.7% |
| 2028 | ~$1,534,748 | ~$1,534,748 | ~1.6440% | ~$25,231 | -14.3% |
| 2029 | ~$1,458,010 | ~$1,458,010 | ~1.6440% | ~$23,969 | -18.5% |
| 2030 | ~$1,385,110 | ~$1,385,110 | ~1.6440% | ~$22,771 | -22.6% |
| 2026 | ~$1,733,848 | ~$1,733,848 | ~1.5782% | ~$27,364 | -3.1% |
| 2027 | ~$1,679,407 | ~$1,679,407 | ~1.5125% | ~$25,401 | -6.2% |
| 2028 | ~$1,626,676 | ~$1,626,676 | ~1.4467% | ~$23,534 | -9.1% |
| 2029 | ~$1,575,600 | ~$1,575,600 | ~1.3810% | ~$21,759 | -12.0% |
| 2030 | ~$1,526,128 | ~$1,526,128 | ~1.3153% | ~$20,073 | -14.7% |
In 2025, this property's market value of $1,790,054 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +26% 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 | $1,790,054 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,120,079 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,168,209 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,778,304 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,210,709 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above median | 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.